213 N Webster St · Peoria, IL 61605

$39,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 3 Days on market

Built 1910 2,178 sqft lot Est $30k · 31% over ↓ 4% since listing

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment opportunity in Peoria. Was perviously rented for $900 a month.

Key facts

• Mechanicals updated
• New plumbing
• Good roof

Tags

• GOOD ROOF
• DRY BASEMENT
• NEW PLUMBING
• MECHANICALS UPDATED
• FRESHLY PAINTED FACADE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $39k).
• Cap rate 22.1% vs local median 5.6% in Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $517 of equity ($270 loan paydown + $247 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $17k; list at $39k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.43% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.32%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $29,820
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 N Webster St	0.00mi	2/1.0	852 (0%)	2mo	$17,000	$20	98
1308 W 3rd Ave	0.08mi	3/1.0 (+1)	816 (-4%)	17mo	$52,000	$64	70
1317 W John H Gwynn JR Ave	0.10mi	2/1.0	772 (-9%)	15mo	$19,000	$25	67
912 W 3rd Ave	0.20mi	2/1.0	934 (+10%)	20mo	$18,650	$20	58
2029 W Callender Ave	0.74mi	2/1.0	864 (+1%)	11mo	$81,500	$94	54
2103 W Sherman Ave	0.73mi	2/1.0	858 (+1%)	14mo	$30,000	$35	53
1614 W Smith St	0.47mi	2/1.0	772 (-9%)	13mo	$12,500	$16	52
1704 W Martin St	0.53mi	2/1.0	730 (-14%)	8mo	$21,000	$29	45
1512 W Millman St	0.59mi	2/1.0	928 (+9%)	16mo	$32,500	$35	44
2003 W Callender Ave	0.67mi	2/1.5	780 (-8%)	14mo	$112,500	$144	41
109 N Cedar Ave	0.71mi	2/1.0	888 (+4%)	24mo	$63,500	$72	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.67×
• Total profit: $29,165
• Equity at exit: $12,574

10-year hold

• IRR: 54.4%
• Equity multiple: 7.36×
• Total profit: $69,467
• Equity at exit: $16,151

Cash invested: $10,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$205
• Tax from tax record: −$16 /mo · $193/yr
• Insurance: −$16
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $457

Break-even live

Break-even rent $370

Max offer price $39,000

Occupancy floor 47%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	20d	1	0.10mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	43d	1	0.18mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.54mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	43d	1	0.65mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	0.66mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	43d	1	0.66mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	13d	1	0.74mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	43d	1	0.86mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	13d	1	0.87mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	13d	1	0.87mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	13d	1	0.91mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	43d	1	0.95mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	0.96mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	13d	1	1.01mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	43d	1	1.04mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	1.04mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	43d	1	1.04mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	13d	1	1.05mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	20d	1	1.05mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	43d	1	1.12mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	1.17mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	1.19mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	43d	1	1.42mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	13d	4	1.43mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.49mi

Listing history 11 events

1. 2026-05-30
   status $39,000 Pending 3 DOM
2. 2026-05-26
   listed $39,000 Active
3. 2026-04-09
   soldstatus $17,000 Closed 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

4. 2026-03-19
   status Pending 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

5. 2026-03-19
   status Active 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

6. 2026-03-09
   status Pending 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

7. 2026-01-22
   price $24,999 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

8. 2026-01-08
   price $29,999 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

9. 2026-01-07
   listed $24,999 Active 79-char remark

   Show marketing remark (79 chars)

   Great investment opportunity in Peoria. Was perviously rented for $900 a month.

10. 2021-08-06
    historical
11. 2021-03-09
    soldstatus $40,528

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $193 · $16/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$346/yr (+$29/mo · 179.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,382
• − Mortgage interest: −$2,185
• − Property taxes: −$193
• − Insurance: −$861
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$1,135
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,238/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Peoria SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.63%
• Current HPI: 170.5814
• Rent YoY: —
• Metro: Peoria, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

-3.8% since first listed

10 events — show timeline

• 2026-05-26 Listed $39,000 RMLSA as Distributed by MLS Grid
• 2026-04-09 Sold (MLS) $17,000 RMLSA as Distributed by MLS Grid
• 2026-03-19 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-19 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-09 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-22 Price Changed $24,999 RMLSA as Distributed by MLS Grid
• 2026-01-08 Price Changed $29,999 RMLSA as Distributed by MLS Grid
• 2026-01-07 Listed $24,999 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-03-09 Sold (Public Records) $40,528 Public Records

Property tax history

-7.2%/yr

Latest (2024): $193 · +5.0% YoY. Source: county tax records.