1207 W Mcclure Ave · Peoria, IL 61604

$67,900

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 164 Days on market

Built 1920 5,375 sqft lot $61/sqft · 10% above area Est $67k · at est. ↓ 18% since listing

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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
• ARV discount +7.1/15.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great option to purchase for yourself or to start your rental investment portfolio! Cute 3 bedroom / 1 bath home with a 1 stall car garage! See additional investment properties that can be added to a package deal or purchased separately - 1917 Broadway Peoria, and 4 apartment units and 1 commercial space at 5807 /5805 Adams St Bartonville.

Key facts

• 5,375 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $469 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 + 2.3% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1920 — 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: 1.62% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

• ARV (median comp): $67,375
• List price: $67,900
• Delta: 0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 W Gilbert Ave	0.32mi	2/1.5	1,165 (+4%)	0mo	$95,000	$82	76
1514 W Margaret Ave	0.47mi	2/1.0	1,140 (+2%)	1mo	$122,250	$107	75
2211 N Ellis St	0.54mi	3/1.0 (+1)	1,127 (+0%)	2mo	$33,000	$29	68
2320 N University St	0.10mi	3/1.5 (+1)	1,284 (+14%)	0mo	$125,000	$97	64
823 W Nowland Ave	0.32mi	3/2.0 (+1)	1,200 (+7%)	3mo	$86,500	$72	62
726 W Corrington Ave	0.46mi	3/1.0 (+1)	1,200 (+7%)	2mo	$79,900	$67	60
1708 N Machin Ave	0.68mi	3/1.0 (+1)	1,075 (-4%)	3mo	$60,650	$56	54
510 W Gift Ave	0.58mi	3/1.0 (+1)	1,224 (+9%)	2mo	$115,575	$94	51
804 W Maywood Ave	0.49mi	3/1.0 (+1)	973 (-13%)	1mo	$134,000	$138	49
2312 N Ellis St	0.53mi	3/1.0 (+1)	1,258 (+12%)	3mo	$44,000	$35	48
1710 N Machin Ave	0.67mi	2/1.0	1,266 (+13%)	2mo	$30,000	$24	45
2208 N Ellis St	0.57mi	3/2.0 (+1)	1,261 (+12%)	3mo	$44,000	$35	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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $10,601
• Equity at exit: $10,124

10-year hold

• IRR: 22.3%
• Equity multiple: 2.84×
• Total profit: $35,056
• Equity at exit: $5,871

Cash invested: $19,012 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$356
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $351

Break-even live

Break-even rent $658

Max offer price $67,900

Occupancy floor 63%

Sensitivity live

Price	-10% $389	-5% $370	+0% $351	+5% $331	+10% $312
Rent	-10% $264	-5% $307	+0% $351	+5% $394	+10% $438
Rate	-1.0pp $385	-0.5pp $368	base $351	+0.5pp $333	+1.0pp $315

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	0.24mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	22d	1	0.32mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	45d	1	0.33mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	45d	1	0.34mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	15d	1	0.35mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	45d	1	0.37mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	15d	1	0.37mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	45d	1	0.53mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	15d	1	0.55mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	45d	1	0.99mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	15d	1	0.99mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	15d	1	1.13mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	15d	1	1.14mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	45d	1	1.16mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	45d	1	1.17mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	1.22mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	15d	1	1.23mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	45d	1	1.26mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	15d	4	1.26mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	45d	1	1.30mi
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	45d	1	1.31mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	1.32mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	15d	17	1.32mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	45d	1	1.33mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	15d	1	1.42mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	45d	1	1.42mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	1.43mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	15d	1	1.44mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	1.45mi

Listing history 34 events

1. 2026-06-22
   days on market $67,900 Active 164 DOM
2. 2026-06-19
   days on market $67,900 Active 162 DOM
3. 2026-06-18
   days on market $67,900 Active 161 DOM
4. 2026-06-17
   days on market $67,900 Active 160 DOM
5. 2026-06-16
   days on market $67,900 Active 159 DOM
6. 2026-06-15
   days on market $67,900 Active 158 DOM
7. 2026-06-14
   days on market $67,900 Active 156 DOM
8. 2026-06-13
   days on market $67,900 Active 155 DOM
9. 2026-06-10
   days on market $67,900 Active 153 DOM
10. 2026-06-09
    days on market $67,900 Active 152 DOM
11. 2026-06-08
    days on market $67,900 Active 151 DOM
12. 2026-06-07
    days on market $67,900 Active 150 DOM
13. 2026-06-03
    days on market $67,900 Active 146 DOM
14. 2026-06-02
    days on market $67,900 Active 145 DOM
15. 2026-06-01
    days on market $67,900 Active 144 DOM
16. 2026-05-31
    days on market $67,900 Active 143 DOM
17. 2026-05-30
    days on market $67,900 Active 142 DOM
18. 2026-02-20
    price $67,900 343-char remark

    Show marketing remark (343 chars)

    Great option to purchase for yourself or to start your rental investment portfolio! Cute 3 bedroom / 1 bath home with a 1 stall car garage! See additional investment properties that can be added to a package deal or purchased separately - 1917 Broadway Peoria, and 4 apartment units and 1 commercial space at 5807 /5805 Adams St Bartonville.

19. 2026-01-08
    listed $69,900 Active 343-char remark

    Show marketing remark (343 chars)

    Great option to purchase for yourself or to start your rental investment portfolio! Cute 3 bedroom / 1 bath home with a 1 stall car garage! See additional investment properties that can be added to a package deal or purchased separately - 1917 Broadway Peoria, and 4 apartment units and 1 commercial space at 5807 /5805 Adams St Bartonville.

20. 2025-12-19
    price
21. 2025-12-08
    status Active
22. 2025-12-08
    historical
23. 2025-10-25
    historical Under Contract
24. 2025-09-15
    price
25. 2025-07-29
    price
26. 2025-06-04
    listed Active
27. 2021-08-06
    historical
28. 2010-03-01
    soldstatus $75,000
29. 2010-03-01
    listed $75,000
30. 2010-03-01
    soldstatus $75,000
31. 2006-10-30
    soldstatus $67,000
32. 2006-10-20
    soldstatus $67,000
33. 2006-08-19
    listed $67,900
34. 1998-07-15
    soldstatus $83,000

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,215
• − Mortgage interest: −$3,803
• − Property taxes: −$1,621
• − Insurance: −$340
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$1,975
• Taxable income: $3,361
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,400/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

-18.2% since first listed

17 events — show timeline

• 2026-02-20 Price Changed $67,900 RMLSA as Distributed by MLS Grid
• 2026-01-08 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2025-12-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-08 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-25 Contingent — RMLSA as Distributed by MLS Grid
• 2025-09-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-03-01 Sold (Public Records) $75,000 Public Records
• 2010-03-01 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2010-03-01 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2006-10-30 Sold (Public Records) $67,000 Public Records
• 2006-10-20 Sold (MLS) $67,000 RMLSA as Distributed by MLS Grid
• 2006-08-19 Listed $67,900 RMLSA as Distributed by MLS Grid
• 1998-07-15 Sold (Public Records) $83,000 Public Records

Property tax history

-2.0%/yr

Latest (2024): $1,621 · +4.8% YoY. Source: county tax records.