2003 W Miners Dr · Peoria, IL 61525

$384,000

3 bd · 3.5 ba · 2,028 sqft · SingleFamily public records · 2 Days on market

Built 2006 9,147 sqft lot Est $296k · 30% over $4/mo HOA

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Why this score? — see what drove the F 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).

• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

Key facts

• 9,147 sq ft lot
• 3 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Association fee of $50 (includes other services)

Exterior

• Parking: Attached parking garage with 3 garage spaces
• Utilities: Public water; Public sewer; Ejector pump
• Home design: Single-family residence; Two levels
• Construction: Shingle roof; Built in 2006
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher
• Bedrooms: Five bedrooms total (bedrooms located on upper, main, basement and additional levels as indicated)
• Flooring: Hardwood in main living areas; Carpet in most bedrooms and some lower-level rooms; Tile in laundry area
• Bathrooms: Three full baths; One half bath
• Heating & cooling: Central air conditioning; Forced-air heating; Gas water heater
• Interior features: Cable available; Vaulted/cathedral/tray ceilings; Gas-log fireplace in the great room; Finished full basement with egress windows
• Laundry & utility: Washer and dryer; Water softener (owned); Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (62.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (57.6% below list).
• Recommended offer: $144k (62.6% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 5.6% in Peoria — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Dunlap CUSD 323 (rural): math 57% / reading 61% proficiency, ranked #28 of 620 in IL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hickory Grove Elementary School (math 65% / reading 68%, grade B+, #36 of 2,056 statewide, top 2%, 801 students, 0% FRL); Dunlap Middle School (math 62% / reading 73%, grade A-, #7 of 665 statewide, top 1%, 544 students, 0% FRL); Dunlap High School (math 60% / reading 53%, grade C, #24 of 693 statewide, top 3%, 1,375 students, 0% FRL).
• Market conditions: 76 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago 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.

Recommended offer $143,518 (62.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.42% ✗
• Cap rate: 1.64%
• Cash-on-cash: -16.61%
• DSCR: 0.26
• GRM: 19.6

CMA / ARV

• ARV (on-the-fly): $296,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 W Miners Dr	0.14mi	3/3.0	2,074 (+2%)	0mo	$296,000	$143	87
11328 N Northtrail Dr	0.19mi	3/3.0	1,925 (-5%)	9mo	$282,000	$146	73
11018 N Waterton Dr	0.36mi	4/2.5 (+1)	2,104 (+4%)	0mo	$350,000	$166	68
10914 N Rhonda Way	0.38mi	2/2.0 (-1)	2,031 (+0%)	5mo	$280,000	$138	67
11517 N Brooklyn Pl	0.22mi	3/2.0	1,799 (-11%)	3mo	$330,000	$183	62
1640 W Geneva Rd	0.72mi	3/2.5	2,030 (+0%)	2mo	$260,000	$128	61
2407 W Miners Dr	0.34mi	4/3.0 (+1)	2,216 (+9%)	6mo	$293,500	$132	57
2515 W Sesame St	0.48mi	3/2.5	2,221 (+10%)	4mo	$365,000	$164	54
1508 W Woodside Dr	0.71mi	3/1.5	1,974 (-3%)	5mo	$243,000	$123	50
11525 N Brooklyn Pl	0.24mi	2/2.0 (-1)	1,786 (-12%)	10mo	$244,500	$137	50
2802 W Arden Way	0.67mi	4/2.5 (+1)	2,000 (-1%)	11mo	$386,150	$193	48
2512 Stonehenge Ct Unit 7ASHV	0.68mi	3/3.0	1,847 (-9%)	11mo	$325,000	$176	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -48.9%
• Equity multiple: -0.46×
• Total profit: $-156,938
• Equity at exit: $57,256

10-year hold

• IRR: -95.3%
• Equity multiple: -1.40×
• Total profit: $-258,340
• Equity at exit: $33,201

Cash invested: $107,520 (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 61525

• Home prices YoY: -28.7%
• Active inventory: 76
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$2,014
• Tax from tax record: −$598 /mo · $7,176/yr
• Insurance: −$160
• HOA: −$4
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-1,489

Break-even live

Break-even rent $3,514

Max offer price $143,518

Occupancy floor —

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: $96,000
• Closing costs: $11,520
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 22 events

1. 2026-06-01
   status $384,000 Pending 2 DOM
2. 2026-05-31
   days on market $384,000 Active 2 DOM
3. 2026-05-19
   historical $384,000
4. 2025-07-29
   soldstatus $365,000
5. 2025-07-23
   soldstatus $365,000 Closed 1064-char remark

   Show marketing remark (1064 chars)

   Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

6. 2025-06-10
   status Pending 1064-char remark

   Show marketing remark (1064 chars)

   Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

7. 2025-05-31
   price $354,900 1064-char remark

   Show marketing remark (1064 chars)

   Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

8. 2025-05-14
   price $375,000 1064-char remark

   Show marketing remark (1064 chars)

   Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

9. 2025-05-04
   listed $389,900 Active 1064-char remark

   Show marketing remark (1064 chars)

   Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

10. 2025-04-29
    historical $389,900 1064-char remark

    Show marketing remark (1064 chars)

    Discover this beautiful two-story home nestled in a vibrant neighborhood within the award winning Dunlap School District. This spacious property boasts 5 bedrooms, 3.5 bathrooms, and over 2,700 square feet of finished living space, providing ample room for comfort. The home features a three-stall garage, ideal for car enthusiasts or those needing extra storage. The inviting facade is highlighted by a beige siding with brick accents, complemented by a covered front porch perfect for morning coffee or evening relaxation. Step inside to see the newly installed carpet (2025) that enhances the home's cozy and updated feel. Enjoy the outdoor amenities with a large fenced yard and deck, offering a safe play area for activities and gatherings. A finished basement expands your options for entertainment or extra living quarters. Location is a prime feature of this property. It's conveniently close to shopping, parks and bike trails and provides easy access to the highway for smooth commuting. Other improvements include a new roof in 2023 and AC unit in 2024.

11. 2021-08-06
    historical
12. 2015-08-13
    soldstatus $244,000
13. 2015-08-12
    soldstatus $244,000
14. 2015-05-15
    listed $244,900
15. 2012-05-03
    soldstatus $227,500
16. 2012-05-01
    soldstatus $227,500
17. 2012-02-20
    listed $234,900
18. 2009-04-09
    soldstatus $214,000
19. 2009-04-03
    soldstatus $214,000
20. 2009-01-17
    listed $224,900
21. 2006-07-05
    soldstatus $225,000
22. 2006-03-10
    listed $219,900

ⓘ 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: $7,176 · $598/mo
• Projected year-2 tax: $7,946 · $662/mo
• Expected delta: +$770/yr (+$64/mo · 10.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,551
• − Mortgage interest: −$21,510
• − Property taxes: −$7,176
• − Insurance: −$1,920
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$48
• − Depreciation: −$11,171
• Taxable loss: −$25,402
• Est. tax savings @ 24.0%: +$6,097
• After-tax cash flow: $-11,767/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: Dunlap CUSD 323
• NCES district ID: 1712700
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 61% ▼ -4.00%
• Median HH income: $83,478
• Composite: 53.44/100
• National rank: #1466
• State rank: #28 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
• City population: 114,670
• Population (ZIP): 12,066

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 20% Two or more races 7% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 3% Scandinavian 3% Romanian 2%
• Foreign-born: 17% · China, Vietnam, Canada
• Languages at home: 76% English-only · Other Indo-European 8% Chinese 4% Other Asian/Pacific 3%

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: ▼ -69.88%
• Current HPI: 173.7861
• Rent YoY: —
• Metro: —
• 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

+74.6% since first listed

20 events — show timeline

• 2026-05-19 Coming Soon $384,000 RMLSA as Distributed by MLS Grid
• 2025-07-29 Sold (Public Records) $365,000 Public Records
• 2025-07-23 Sold (MLS) $365,000 RMLSA as Distributed by MLS Grid
• 2025-06-10 Pending — RMLSA as Distributed by MLS Grid
• 2025-05-31 Price Changed $354,900 RMLSA as Distributed by MLS Grid
• 2025-05-14 Price Changed $375,000 RMLSA as Distributed by MLS Grid
• 2025-05-04 Listed $389,900 RMLSA as Distributed by MLS Grid
• 2025-04-29 Coming Soon $389,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-08-13 Sold (Public Records) $244,000 Public Records
• 2015-08-12 Sold (MLS) $244,000 RMLSA as Distributed by MLS Grid
• 2015-05-15 Listed $244,900 RMLSA as Distributed by MLS Grid
• 2012-05-03 Sold (Public Records) $227,500 Public Records
• 2012-05-01 Sold (MLS) $227,500 RMLSA as Distributed by MLS Grid
• 2012-02-20 Listed $234,900 RMLSA as Distributed by MLS Grid
• 2009-04-09 Sold (Public Records) $214,000 Public Records
• 2009-04-03 Sold (MLS) $214,000 RMLSA as Distributed by MLS Grid
• 2009-01-17 Listed $224,900 RMLSA as Distributed by MLS Grid
• 2006-07-05 Sold (MLS) $225,000 RMLSA as Distributed by MLS Grid
• 2006-03-10 Listed $219,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $7,176 · +4.7% YoY. Source: county tax records.