714 W Meadows Pl · Peoria, IL 61604

$94,900

3 bd · 1.0 ba · 1,607 sqft · SingleFamily public records · 55 Days on market

Built 1932 4,791 sqft lot $59/sqft · 80% above area Est $79k · 20% over

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Why this score? — see what drove the C 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

Key facts

• Functional kitchen
• Large closets
• 4,791 sq ft lot

Tags

• WOOD BURNING FIREPLACE
• DEDICATED DINING AREA
• FUNCTIONAL KITCHEN
• LIGHT FILLED SITTING AREA
• SPACIOUS PRIMARY SUITE
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.5% 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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Sterling Middle School (math 0% / reading 4%, grade F, #664 of 665 statewide, top 100%, 385 students, 0% FRL); Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $656 of loan paydown is wiped out by about $3k 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 + 2.3% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $79,372
• List price: $94,900
• Delta: 19.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 N Broadway St	0.18mi	2/1.0 (-1)	1,543 (-4%)	2mo	$35,000	$23	79
2223 N Sheridan Rd	0.19mi	3/1.0	1,412 (-12%)	1mo	$53,000	$38	70
1328 N Broadway St	0.58mi	4/1.0 (+1)	1,596 (-1%)	1mo	$120,000	$75	66
1219 Sheridan Rd	0.66mi	3/1.5	1,632 (+2%)	1mo	$114,000	$70	64
309 W Hanssler PI	0.66mi	3/1.0	1,468 (-9%)	1mo	$25,000	$17	54
301 E Thrush Ave	0.72mi	3/1.5	1,716 (+7%)	2mo	$102,000	$59	51
1404 N Amber Pl	0.59mi	3/1.5	1,792 (+12%)	1mo	$175,000	$98	51
1117 W Gift Ave	0.60mi	3/2.0	1,426 (-11%)	1mo	$5,000	$4	48
414 W Corrington Ave	0.71mi	2/1.0 (-1)	1,744 (+8%)	2mo	$36,950	$21	46
2235 N University St	0.51mi	4/2.0 (+1)	1,410 (-12%)	1mo	$37,000	$26	46
2718 N North St	0.67mi	2/1.5 (-1)	1,833 (+14%)	1mo	$89,900	$49	38
927 W Loucks Ave	0.71mi	2/1.0 (-1)	1,372 (-15%)	2mo	$90,000	$66	36

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,130
• Equity at exit: $14,150

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $22,145
• Equity at exit: $8,205

Cash invested: $26,572 (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 →

ZIP-level market 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $288

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 71%

Sensitivity live

Price	-10% $341	-5% $315	+0% $288	+5% $261	+10% $234
Rent	-10% $193	-5% $241	+0% $288	+5% $335	+10% $382
Rate	-1.0pp $336	-0.5pp $312	base $288	+0.5pp $263	+1.0pp $238

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	46d	1	0.33mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	23d	1	0.39mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	15d	1	0.40mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	46d	1	0.56mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	46d	1	0.68mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	15d	1	0.73mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	15d	1	0.73mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	15d	1	0.88mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	15d	1	0.90mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	46d	1	0.96mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	23d	1	1.07mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	15d	1	1.16mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	46d	1	1.25mi

Listing history 10 events

1. 2026-06-03
   days on market $94,900 Under Contract 55 DOM
2. 2026-06-02
   days on market $94,900 Under Contract 54 DOM
3. 2026-06-01
   days on market $94,900 Under Contract 53 DOM
4. 2026-05-31
   days on market $94,900 Under Contract 52 DOM
5. 2026-05-30
   days on market $94,900 Under Contract 51 DOM
6. 2026-05-04
   historical Under Contract 1246-char remark

   Show marketing remark (1246 chars)

   Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

7. 2026-05-02
   status Active 1246-char remark

   Show marketing remark (1246 chars)

   Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

8. 2026-03-25
   status Pending 1246-char remark

   Show marketing remark (1246 chars)

   Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

9. 2026-03-04
   historical Under Contract 1246-char remark

   Show marketing remark (1246 chars)

   Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

10. 2026-03-01
    listed $94,900 Active 1246-char remark

    Show marketing remark (1246 chars)

    Back on the market at NO fault of the seller. Welcome home to this charming Cape Cod filled with comfort, character, and pride of ownership. Lovingly maintained by the same owner for over 27 years, this home has been thoughtfully cared for and is ready for its next chapter. The main floor offers two well-sized bedrooms, a bright living room centered around a cozy wood-burning fireplace, a dedicated dining area perfect for everyday living or entertaining, a functional kitchen, and a full bathroom, providing convenient main-level living. Upstairs features a light-filled sitting area offering flexible use as a reading nook, office, playroom, or creative space. Just beyond, the spacious primary suite serves as a private retreat with two large closets and a full bathroom. The finished basement adds valuable additional living space along with ample storage, ideal for hobbies, recreation, or gatherings. Major updates include roof and siding replaced in 2018, offering added peace of mind. Warm, welcoming, and exceptionally well cared for, this home is ready for new owners to make it their own. Due to listing before the estate sale, some photos have been virtually enhanced/AI modified to better showcase room layout and space potential.

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,789 · $149/mo
• Expected delta: +$365/yr (+$30/mo · 25.7%)

ⓘ 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 ≥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: $14,333
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,761
• Taxable income: $2,065
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,957/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): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 1%

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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

5 events — show timeline

• 2026-05-04 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-02 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-25 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-04 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-01 Listed $94,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $1,424 · +11.8% YoY. Source: county tax records.