1423 E Paris Ave · Peoria, IL 61603

$95,000

3 bd · 1.0 ba · 1,041 sqft · SingleFamily public records · 1 Days on market

Built 1930 Est $130k · 27% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute 2 bedroom ranch in a convenient location! This home boasts several updates including a kitchen and bathroom remodel, newer windows and flooring throughout, h20 heater(2021), retaining wall (2020), roof (2007). Basement has garage access w/ workbench area. Outdoor space provides a 14X14 outbuilding w/ electricity, a car port, and a large double lot w/ privacy fence. Second living space can easily be converted back into a third bedroom.

Key facts

• Remodeled bathroom
• Updates in kitchen
• New flooring

Tags

• REMODELED BATHROOM
• UPDATES IN KITCHEN
• NEWER WINDOWS
• NEW FLOORING
• RETAINING WALL
• WATER HEATER

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 $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 3.5% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $62k; list at $95k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $130,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 E Rouse Ave	0.52mi	2/1.0 (-1)	1,044 (+0%)	1mo	$164,000	$157	70
3718 N Ashton Ave	0.12mi	3/2.0	1,154 (+11%)	8mo	$145,000	$126	66
1118 E London Ave	0.27mi	2/2.0 (-1)	1,116 (+7%)	2mo	$139,900	$125	65
4212 N Prospect Rd	0.49mi	2/1.0 (-1)	979 (-6%)	3mo	$100,500	$103	60
624 E Paris Ave	0.65mi	2/1.0 (-1)	1,074 (+3%)	2mo	$67,000	$62	57
718 E London Ave	0.59mi	2/1.0 (-1)	1,103 (+6%)	1mo	$67,000	$61	56
1317 E Elmhurst Ave	0.38mi	2/1.0 (-1)	918 (-12%)	2mo	$44,000	$48	56
904 E Forrest Hill Ave	0.72mi	2/1.0 (-1)	994 (-4%)	7mo	$89,900	$90	48
1404 E Moneta Ave	0.66mi	2/1.0 (-1)	952 (-8%)	6mo	$135,000	$142	45
705 E Cox Ave	0.70mi	3/1.0	897 (-14%)	2mo	$125,000	$139	42
709 E Cox Ave	0.69mi	3/1.0	888 (-15%)	2mo	$75,000	$84	41
903 E Lake Ave	0.72mi	3/2.0	1,161 (+12%)	6mo	$175,000	$151	38

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-233
• Equity at exit: $14,165

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $21,026
• Equity at exit: $8,214

Cash invested: $26,600 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$498
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $229

Break-even live

Break-even rent $858

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $282	-5% $256	+0% $229	+5% $202	+10% $175
Rent	-10% $138	-5% $183	+0% $229	+5% $274	+10% $319
Rate	-1.0pp $276	-0.5pp $253	base $229	+0.5pp $204	+1.0pp $179

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	45d	1	0.36mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	0.78mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	14d	1	0.87mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	1.03mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	45d	1	1.11mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	1.14mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	1.19mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	1.22mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	1.26mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.32mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	1.39mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	1.42mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	14d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $95,000 Active
3. 2021-05-12
   soldstatus $62,000 450-char remark

   Show marketing remark (450 chars)

   Super cute 2 bedroom ranch in a convenient location! This home boasts several updates including a kitchen and bathroom remodel, newer windows and flooring throughout, h20 heater(2021), retaining wall (2020), roof (2007). Basement has garage access w/ workbench area. Outdoor space provides a 14X14 outbuilding w/ electricity, a car port, and a large double lot w/ privacy fence. Second living space can easily be converted back into a third bedroom.

4. 2021-05-12
   soldstatus $62,000

   Show marketing remark (450 chars)

   Super cute 2 bedroom ranch in a convenient location! This home boasts several updates including a kitchen and bathroom remodel, newer windows and flooring throughout, h20 heater(2021), retaining wall (2020), roof (2007). Basement has garage access w/ workbench area. Outdoor space provides a 14X14 outbuilding w/ electricity, a car port, and a large double lot w/ privacy fence. Second living space can easily be converted back into a third bedroom.

5. 2021-03-07
   listed $59,900 450-char remark

   Show marketing remark (450 chars)

   Super cute 2 bedroom ranch in a convenient location! This home boasts several updates including a kitchen and bathroom remodel, newer windows and flooring throughout, h20 heater(2021), retaining wall (2020), roof (2007). Basement has garage access w/ workbench area. Outdoor space provides a 14X14 outbuilding w/ electricity, a car port, and a large double lot w/ privacy fence. Second living space can easily be converted back into a third bedroom.

6. 2002-10-28
   soldstatus $51,500

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: +$240/yr (+$20/mo · 14.3%)

ⓘ 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: $13,763
• − Mortgage interest: −$5,321
• − Property taxes: −$1,676
• − Insurance: −$475
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,764
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,426/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+84.5% since first listed

6 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $95,000 FSBO.com
• 2021-05-12 Sold (Public Records) $62,000 Public Records
• 2021-05-12 Sold (MLS) $62,000 RMLSA as Distributed by MLS Grid
• 2021-03-07 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2002-10-28 Sold (Public Records) $51,500 Public Records

Property tax history

+1.2%/yr

Latest (2024): $1,676 · +7.9% YoY. Source: county tax records.