5720 N Frostwood Pkwy · Peoria, IL 61615

$114,900

3 bd · 1.0 ba · 919 sqft · SingleFamily public records · 132 Days on market

Built 1972 $125/sqft · 28% above area Est $90k · 28% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom Ranch is perfect if you're looking for a low maintenance place. This home features a spacious living room, a kitchen with ample cabinet space, and a separate laundry room. One-car attached garage,large backyard and a shed for additional storage. Schedule your showing today. All measurements are approx.& not deemed reliable.

Key facts

• Large backyard
• Ample cabinet space
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• AMPLE CABINET SPACE
• SEPARATE LAUNDRY ROOM
• LARGE BACKYARD
• SHED FOR ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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+, schools F, 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.
• Market conditions: 127 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $794 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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $60k; list at $115k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (median comp): $89,773
• List price: $114,900
• Delta: 27.99%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5820 N Frostwood Pkwy	0.08mi	3/1.0	919 (0%)	2mo	$95,000	$103	94
5807 N Andover Ct	0.06mi	3/1.0	919 (0%)	9mo	$136,500	$149	89
4020 W Virden Ct	0.20mi	3/1.0	942 (+2%)	7mo	$99,900	$106	81
4017 W Courtland St	0.32mi	3/1.0	903 (-2%)	3mo	$112,000	$124	80
4028 W Hillmont Rd	0.35mi	3/1.0	919 (0%)	10mo	$114,000	$124	76
4023 W Brighton Ave	0.25mi	3/1.0	875 (-5%)	6mo	$80,000	$91	75
6110 N Idlewhile Dr	0.32mi	3/1.0	929 (+1%)	10mo	$129,900	$140	75
3917 W Brighton Ave	0.34mi	3/1.0	949 (+3%)	6mo	$92,000	$97	74
3724 W Verner Dr	0.45mi	3/1.0	875 (-5%)	0mo	$142,500	$163	70
3703 W Verner Dr	0.49mi	3/1.0	875 (-5%)	1mo	$150,000	$171	68
5917 N Sedley St	0.34mi	2/1.0 (-1)	825 (-10%)	5mo	$63,000	$76	58
4022 W Creighton Ter	0.37mi	3/1.0	1,025 (+12%)	8mo	$145,900	$142	57

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-374
• Equity at exit: $17,132

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $23,306
• Equity at exit: $9,934

Cash invested: $32,172 (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 61615

• Home prices YoY: -32.2%
• Active inventory: 127
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$603
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $286

Break-even live

Break-even rent $1,064

Max offer price $114,900

Occupancy floor 75%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 N Frostwood Pkwy Peoria, IL	2.0	2.0	1030	$1,490	$1.45	13d	1	0.25mi
4105 W Hollow Creek Dr Peoria, IL	2.0	2.0	1121	$1,300	$1.16	13d	3	0.74mi
6900 N Summershade Cir Peoria, IL	1.0–2.0	1.0–2.0	832	$1,340	$1.61	13d	3	1.06mi
5605 N Withershin Pt Unit 1 Peoria, IL	2.0	2.0	1000	$1,335	$1.33	13d	1	1.08mi
5605 N Withershin Pt Peoria, IL	2.0	2.0	1000	$1,335	$1.33	13d	1	1.08mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	13d	1	1.11mi
5711 W Ridgecrest Dr Peoria, IL	1.0–2.0	1.0–2.0	875	$1,095	$1.25	13d	8	1.12mi
2913 W Cannes Dr Unit C Peoria, IL	2.0	2.0	884	$1,150	$1.30	43d	1	1.17mi
2800 W War Memorial Dr Peoria, IL	2.0	1.5	950	$949	$1.00	13d	3	1.25mi

Listing history 6 events

1. 2026-03-31
   price $114,900 348-char remark

   Show marketing remark (348 chars)

   This three-bedroom Ranch is perfect if you're looking for a low maintenance place. This home features a spacious living room, a kitchen with ample cabinet space, and a separate laundry room. One-car attached garage,large backyard and a shed for additional storage. Schedule your showing today. All measurements are approx.& not deemed reliable.

2. 2026-01-09
   listed $119,900 Active 348-char remark

   Show marketing remark (348 chars)

   This three-bedroom Ranch is perfect if you're looking for a low maintenance place. This home features a spacious living room, a kitchen with ample cabinet space, and a separate laundry room. One-car attached garage,large backyard and a shed for additional storage. Schedule your showing today. All measurements are approx.& not deemed reliable.

3. 2016-06-24
   soldstatus $60,500 341-char remark

   Show marketing remark (341 chars)

   Nice 3 bedroom low maintenance ranch style home in Richwoods School District, convenient location close to shopping, Shoppes of Grand Prairie, restaurants, easy access to interstate, hospitals. New since 2009: Kitchen cabinets, front door, all interior doors, windows. Shed new 2015. Travertine kitchen floor; garage door & opener- 2010.

4. 2016-04-27
   listed $69,900 341-char remark

   Show marketing remark (341 chars)

   Nice 3 bedroom low maintenance ranch style home in Richwoods School District, convenient location close to shopping, Shoppes of Grand Prairie, restaurants, easy access to interstate, hospitals. New since 2009: Kitchen cabinets, front door, all interior doors, windows. Shed new 2015. Travertine kitchen floor; garage door & opener- 2010.

5. 2009-10-29
   soldstatus $45,900
6. 2009-08-14
   listed $44,900

ⓘ 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: $2,286 · $190/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$161/yr (+$13/mo · 7.1%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,112
• − Mortgage interest: −$6,436
• − Property taxes: −$2,286
• − Insurance: −$574
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,343
• Taxable income: $1,735
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,011/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): 23,523
• Household income: $79,817
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 833.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Black 8% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 83% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -79.30%
• Current HPI: 166.9745
• 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

+155.9% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2026-01-09 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2016-06-24 Sold (MLS) $60,500 RMLSA as Distributed by MLS Grid
• 2016-04-27 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2009-10-29 Sold (MLS) $45,900 RMLSA as Distributed by MLS Grid
• 2009-08-14 Listed $44,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $2,286 · +4.8% YoY. Source: county tax records.