123 SW Jefferson Ave Unit E6W · Peoria, IL 61602

$69,900

1 bd · 1.0 ba · 792 sqft · Townhouse · 3 Days on market

Built 1984 Good condition Garage $88/sqft · 19% below area Est $86k · 19% under $316/mo HOA · 23% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

City views, natural light, and a location that puts you in the center of it all! This 6th-floor Twin Towers condo offers 792 square feet of comfortable living with an open-concept kitchen and living area designed to maximize both space and views. Floor-to-ceiling windows flood the home with sunlight and create a stunning backdrop day and night. The spacious bedroom includes a walk-in closet, while the unbeatable downtown Peoria location keeps restaurants, shopping, medical facilities, and Caterpillar just minutes away. Easy living with a view what's not to love?

Key facts

• Open-concept kitchen
• Walk-in closet
• Natural light

Tags

• NATURAL LIGHT
• OPEN-CONCEPT KITCHEN
• FLOOR-TO-CEILING WINDOWS
• WALK-IN CLOSET
• DOWNTOWN PEORIA LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 11.3% vs local median 5.3% 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: The Elise Ford Allen Academy (math 0% / reading 2%, grade F, #2,052 of 2,056 statewide, top 100%, 624 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); 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.
• Zoned-school proficiency averages 28% at this address vs 12% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 46 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,384/mo this rent would consume 96% of the median local household income ($17k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $69,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.98% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $86,313
• List price: $69,900
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 SW Jefferson Ave Unit E3E	0.02mi	1/1.0	766 (-3%)	4mo	$71,500	$93	90
123 SW Jefferson Ave Unit E8S	0.02mi	1/1.0	792 (0%)	13mo	$58,500	$74	88
125 SW Jefferson Ave Unit W2A	0.04mi	1/1.0	792 (0%)	14mo	$55,000	$69	87
123 SW Jefferson Ave Unit E3S	0.02mi	1/1.0	766 (-3%)	11mo	$75,000	$98	84
125 SW Jefferson Ave Unit W2E	0.04mi	1/1.0	792 (0%)	23mo	$78,000	$98	79
123 SW Jefferson St Unit E6C	0.00mi	2/1.0 (+1)	868 (+10%)	11mo	$71,000	$82	70
123 SW Jefferson Ave Unit E8	0.02mi	1/1.0	868 (+10%)	16mo	$82,500	$95	70
125 SW Jefferson Ave Unit W4S	0.04mi	2/1.0 (+1)	871 (+10%)	11mo	$76,000	$87	67
125 SW Jefferson St Unit W8N	0.04mi	2/1.0 (+1)	868 (+10%)	17mo	$78,000	$90	63
125 SW Jefferson St Unit W10C	0.04mi	2/1.0 (+1)	896 (+13%)	14mo	$74,900	$84	59
1001 SW Adams St #206	0.72mi	1/1.0	716 (-10%)	0mo	$169,900	$237	50

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $7,637
• Equity at exit: $10,422

10-year hold

• IRR: 19.2%
• Equity multiple: 2.62×
• Total profit: $31,665
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $189,900 ($257/sqft)
• Median days on market: 62 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -57.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 61602

• Home prices YoY: -4.9%
• Active inventory: 46
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$316
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $294

Break-even live

Break-even rent $1,011

Max offer price $69,900

Occupancy floor 74%

Sensitivity live

Price	-10% $343	-5% $319	+0% $294	+5% $270	+10% $246
Rent	-10% $185	-5% $240	+0% $294	+5% $349	+10% $404
Rate	-1.0pp $330	-0.5pp $312	base $294	+0.5pp $276	+1.0pp $258

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	116d	1	0.01mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	109d	1	0.01mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	139d	1	0.34mi
311 SW Water St Peoria, IL	1.0	1.0	790	$1,575	$1.99	0d	2	0.34mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	109d	1	0.47mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	139d	1	0.61mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	0d	1	0.65mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	0d	1	0.65mi
611 W High St Apt E Peoria, IL	1.0	1.0	1000	$1,000	$1.00	6d	1	0.65mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	139d	1	0.73mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	139d	1	0.73mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	109d	1	0.73mi
1001 SW Adams St Unit 105 Peoria, IL	1.0	1.0	855	$1,995	$2.33	6d	1	0.73mi
1029 SW Adams St Unit 2 Peoria, IL	2.0	2.0	1000	$1,795	$1.79	0d	1	0.79mi
1029 SW Adams St Unit 1 Peoria, IL	1.0	1.0	720	$1,695	$2.35	0d	1	0.79mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	139d	1	0.81mi
1312 N Ellis St Peoria, IL	2.0	1.5	1113	$1,098	$0.99	6d	1	0.91mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	116d	1	1.14mi
1404 N Broadway St Unit A Peoria, IL	2.0	1.0	800	$1,100	$1.38	6d	1	1.15mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	109d	1	1.21mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	139d	1	1.22mi
1512 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1019	$1,150	$1.13	6d	1	1.33mi
1532 W Barker Ave Peoria, IL	2.0	1.0	900	$900	$1.00	6d	1	1.36mi
1824 N Gale Ave Peoria, IL	2.0	1.0	708	$950	$1.34	6d	1	1.39mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	109d	1	1.46mi

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Monthly association fee of $316Association covers grounds maintenance, snow removal, common area maintenance, structure maintenance, security, trash and lawn care

Exterior

• Parking: Parking garage (no dedicated garage spaces listed)
• Security: Community security included in association services
• Utilities: Public water and public sewer
• Home design: Attached property1 story (living area listed as single-story unit)Part of a 4-story buildingBuilt in 1984Located in the Twin Towers subdivision
• Construction: Built in 1984
• Exterior features: Other-style roofLevel lotPaved road access

Interior

• Kitchen: Kitchen with dishwasher and refrigerator
• Bedrooms: 1 bedroom (main level) — includes an egress window
• Flooring: Luxury vinyl plank flooring in bedroom, living room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric heating with electric water heater
• Interior features: Dishwasher, RefrigeratorNo fireplaceNo basement

Listing history 4 events

1. 2026-06-18
   days on market $69,900 Active 3 DOM
2. 2026-06-17
   days on market $69,900 Active 2 DOM
3. 2026-06-16
   remarks 568-char remark
4. 2026-06-16
   listed $69,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $16,609
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − HOA: −$3,792
• − Depreciation: −$2,033
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $2,857/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,960–$11,880 screening

This 6th-floor condo offers a good condition with a good roof and exterior. However, a major repair is needed for the roof and some maintenance is required for the exterior. Painting the exterior and replacing the roof would significantly increase its value.

Repairs flagged

• Major Roof — Significant rust and wear
• Minor Landscaping — Some areas of grass appear dry

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Critical for long-term durability and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Valeska Hinton Early Ch Ed Ctr Middle Reservoir Gifted School A+ IL #2/665 Nat'l #255/14,009 High Manual High School F IL #659/693 Nat'l #17,145/17,239

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

B Composite livability gradescore 73/100

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 · 183,007 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 977
• Household income: $17,273
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 4% Dominican 3%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Chinese 1%

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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: ▼ -4.01%
• Current HPI: 77.5295
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

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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

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Monthly association fee of $316Association covers grounds maintenance, snow removal, common area maintenance, structure maintenance, security, trash and lawn care

Exterior

• Parking: Parking garage (no dedicated garage spaces listed)
• Security: Community security included in association services
• Utilities: Public water and public sewer
• Home design: Attached property1 story (living area listed as single-story unit)Part of a 4-story buildingBuilt in 1984Located in the Twin Towers subdivision
• Construction: Built in 1984
• Exterior features: Other-style roofLevel lotPaved road access

Interior

• Kitchen: Kitchen with dishwasher and refrigerator
• Bedrooms: 1 bedroom (main level) — includes an egress window
• Flooring: Luxury vinyl plank flooring in bedroom, living room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric heating with electric water heater
• Interior features: Dishwasher, RefrigeratorNo fireplaceNo basement

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Rental Removed $1,495 RMLSA
• 2026-05-12 Listed for Rent $1,495 RMLSA