1317 John H Gwynn JR Ave · Peoria, IL 61605

$25,000

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 103 Days on market

Built 1906 1,400 sqft lot $32/sqft · 13% below area Est $29k · 13% under

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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
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

If youre looking to customize your own space or a ready for a new project, this home is ready for its next chapter. The property is being sold as-is, giving you the freedom to style it exactly how you want from day one. Bring your vision! Situated on a quiet street with easy access to local amenities and city transit. This cozy 2-bedroom bungalow is the perfect blank canvas for anyone!

Key facts

• 1,400 sq ft lot
• Built 1906
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.2% 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: 42 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 42% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $331 of equity ($173 loan paydown + $158 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 3.72% ✓
• Cap rate: 33.17%
• Cash-on-cash: 95.98%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (median comp): $28,619
• List price: $25,000
• Delta: -12.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 W John H Gwynn JR Ave	0.00mi	2/1.0	772 (0%)	15mo	$19,000	$25	88
1319 W Aiken Ave	0.11mi	2/1.0	768 (-0%)	10mo	$32,500	$42	85
213 N Webster St	0.10mi	2/1.0	852 (+10%)	2mo	$17,000	$20	76
1614 W Smith St	0.37mi	2/1.0	772 (0%)	13mo	$12,500	$16	72
1308 W 3rd Ave	0.05mi	3/1.0 (+1)	816 (+6%)	17mo	$52,000	$64	69
1704 W Martin St	0.44mi	2/1.0	730 (-5%)	8mo	$21,000	$29	64
1509 W Smith St	0.26mi	2/1.0	716 (-7%)	14mo	$13,000	$18	64
2003 W Callender Ave	0.59mi	2/1.5	780 (+1%)	14mo	$112,500	$144	58
2112 W Ayres Ave	0.67mi	2/1.0	836 (+8%)	1mo	$120,000	$144	54
2029 W Callender Ave	0.65mi	2/1.0	864 (+12%)	11mo	$81,500	$94	41
2103 W Sherman Ave	0.64mi	2/1.0	858 (+11%)	14mo	$30,000	$35	40
2115 W Ayres Ave	0.68mi	2/1.0	840 (+9%)	18mo	$90,000	$107	38

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

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.8%
• Equity multiple: 6.10×
• Total profit: $35,696
• Equity at exit: $8,060

10-year hold

• IRR: 99.7%
• Equity multiple: 12.60×
• Total profit: $81,215
• Equity at exit: $10,353

Cash invested: $7,000 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $929 high
• Mortgage (P&I): −$131
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $560

Break-even live

Break-even rent $220

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $574	-5% $567	+0% $560	+5% $553	+10% $546
Rent	-10% $486	-5% $523	+0% $560	+5% $597	+10% $633
Rate	-1.0pp $572	-0.5pp $566	base $560	+0.5pp $553	+1.0pp $547

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	0.03mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	0.06mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	0.42mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	0.76mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	45d	1	0.77mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	14d	1	0.78mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	45d	1	0.78mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	0.82mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.86mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	45d	1	0.92mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.92mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	0.92mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	14d	1	0.94mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	14d	1	0.94mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	0.98mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	1.05mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	1.07mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	1.09mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.16mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	1.16mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	45d	1	1.21mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	1.27mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	1.29mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	45d	1	1.45mi

Listing history 7 events

1. 2026-06-01
   days on market $25,000 Active 103 DOM
2. 2026-05-31
   days on market $25,000 Active 102 DOM
3. 2026-05-30
   days on market $25,000 Active 101 DOM
4. 2026-03-19
   price $25,000 389-char remark

   Show marketing remark (389 chars)

   If youre looking to customize your own space or a ready for a new project, this home is ready for its next chapter. The property is being sold as-is, giving you the freedom to style it exactly how you want from day one. Bring your vision! Situated on a quiet street with easy access to local amenities and city transit. This cozy 2-bedroom bungalow is the perfect blank canvas for anyone!

5. 2026-02-11
   listed $27,000 Active 389-char remark

   Show marketing remark (389 chars)

   If youre looking to customize your own space or a ready for a new project, this home is ready for its next chapter. The property is being sold as-is, giving you the freedom to style it exactly how you want from day one. Bring your vision! Situated on a quiet street with easy access to local amenities and city transit. This cozy 2-bedroom bungalow is the perfect blank canvas for anyone!

6. 2025-03-28
   soldstatus $19,000 Closed 253-char remark

   Show marketing remark (253 chars)

   Investment opportunity in this two bedroom, one bathroom home. Located just minutes away from Bradley, there is an abundance of parks nearby. Fully fenced backyard. Would make a great rental property. Don't miss the chance to add this to your portfolio!

7. 2025-03-18
   status Pending 253-char remark

   Show marketing remark (253 chars)

   Investment opportunity in this two bedroom, one bathroom home. Located just minutes away from Bradley, there is an abundance of parks nearby. Fully fenced backyard. Would make a great rental property. Don't miss the chance to add this to your portfolio!

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $479 · $40/mo
• Expected delta: +$88/yr (+$7/mo · 22.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% 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: $11,149
• − Mortgage interest: −$1,400
• − Property taxes: −$391
• − Insurance: −$125
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$727
• Taxable income: $6,722
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $5,105/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• 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

+31.6% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $25,000 RMLSA as Distributed by MLS Grid
• 2026-02-11 Listed $27,000 RMLSA as Distributed by MLS Grid
• 2025-03-28 Sold (MLS) $19,000 RMLSA as Distributed by MLS Grid
• 2025-03-18 Pending — RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $391 · +4.9% YoY. Source: county tax records.