3300 NE Madison Ave · Peoria, IL 61603

$35,000

2 bd · 1.5 ba · 1,023 sqft · SingleFamily public records · 56 Days on market

Built 1928 3,920 sqft lot $34/sqft · 41% below area Est $38k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment opportunity! This property offers strong potential for rental income, renovation, or resale. Whether you're looking to expand your portfolio or start investing, this home provides a solid foundation with value-add potential. Convenient location and endless possibilities make this a must-see for investors.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1928

Property features AI

Finance

• Other: Living area reported as 660 (building area total 660)
• HOA & community: No association fee

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1928; 1 story (living spaces on main level with upper, lower and basement areas)
• Construction: Shingle roof; Built 1928
• Exterior features: Level lot; Lot dimensions approximately 30 x 132

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level); Bedrooms have carpet flooring and egress windows; Primary bedroom approx. 12 x 8; Second bedroom approx. 10 x 8
• Flooring: Carpet in bedrooms and living areas; Vinyl in kitchen and dining room
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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: 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 (+3.5%/yr); 104 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.76% ✓
• Cap rate: 22.98%
• Cash-on-cash: 59.60%
• DSCR: 3.65
• GRM: 3.0

CMA / ARV

• ARV (median comp): $38,174
• List price: $35,000
• Delta: -8.32%
• 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
3310 NE Madison Ave	0.03mi	2/1.0	970 (-5%)	5mo	$31,000	$32	83
632 Haungs Ave	0.42mi	2/1.5	1,005 (-2%)	1mo	$29,900	$30	77
2806 NE Madison Ave	0.31mi	2/2.0	976 (-5%)	3mo	$24,000	$25	74
516 Phelps St	0.15mi	2/1.0	960 (-6%)	11mo	$28,000	$29	72
2918 NE Madison Ave	0.23mi	2/1.0	944 (-8%)	11mo	$28,500	$30	66
3419 NE Adams St	0.10mi	2/1.0	1,175 (+15%)	6mo	$63,000	$54	63
223 NE Rock Island Ave	0.61mi	2/1.0	984 (-4%)	0mo	$25,000	$25	63
2507 NE Madison Ave	0.52mi	3/1.0 (+1)	1,000 (-2%)	3mo	$24,000	$24	63
600 Spitznagle Ave	0.47mi	2/1.0	924 (-10%)	10mo	$37,000	$40	52
3212 N Harvard Ave	0.54mi	3/2.0 (+1)	1,136 (+11%)	13mo	$132,200	$116	39
509 SW Camblin Ave	0.66mi	3/1.0 (+1)	1,134 (+11%)	9mo	$15,000	$13	37
2208 NE Perry Ave	0.72mi	3/1.0 (+1)	1,104 (+8%)	15mo	$50,000	$45	34

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: 58.9%
• Equity multiple: 3.64×
• Total profit: $25,844
• Equity at exit: $5,219

10-year hold

• IRR: 63.9%
• Equity multiple: 7.59×
• Total profit: $64,551
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.0×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$184
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $487

Break-even live

Break-even rent $350

Max offer price $35,000

Occupancy floor 45%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	0.23mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	0.64mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	1.05mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.28mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.34mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	1.43mi

Listing history 17 events

1. 2026-06-19
   days on market $35,000 Active 56 DOM
2. 2026-06-18
   days on market $35,000 Active 55 DOM
3. 2026-06-17
   days on market $35,000 Active 54 DOM
4. 2026-06-16
   days on market $35,000 Active 53 DOM
5. 2026-06-15
   days on market $35,000 Active 52 DOM
6. 2026-06-14
   days on market $35,000 Active 50 DOM
7. 2026-06-13
   days on market $35,000 Active 49 DOM
8. 2026-06-10
   days on market $35,000 Active 47 DOM
9. 2026-06-09
   days on market $35,000 Active 46 DOM
10. 2026-06-08
    days on market $35,000 Active 45 DOM
11. 2026-06-07
    days on market $35,000 Active 44 DOM
12. 2026-06-03
    days on market $35,000 Active 40 DOM
13. 2026-06-02
    days on market $35,000 Active 39 DOM
14. 2026-06-01
    days on market $35,000 Active 38 DOM
15. 2026-05-31
    days on market $35,000 Active 37 DOM
16. 2026-05-30
    days on market $35,000 Active 36 DOM
17. 2026-04-23
    listed $35,000 Active 323-char remark

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $938 · $78/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: $11,590
• − Mortgage interest: −$1,961
• − Property taxes: −$938
• − Insurance: −$175
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$1,018
• Taxable income: $5,644
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,486/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

1 event — show timeline

• 2026-04-23 Listed $35,000 RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $938 · +6.5% YoY. Source: county tax records.