1103 W Nebraska Ave · Peoria, IL 61604

$105,000

4 bd · 2.0 ba · 1,677 sqft · MultiFamily public records · 113 Days on market

Built 1900 8,712 sqft lot $63/sqft · 16% above area Est $91k · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Tons of charm and character in this duplex in Peoria. Both units are one bedroom, one bathroom and fully occupied! Convenient location with quick interstate access to everything Peoria has to offer. Great start or addition to your investment portfolio! Schedule your tour now!!

Key facts

• Convenient location
• 8,712 sq ft lot
• 2 parking spots

Tags

• CONVENIENT LOCATION
• QUICK INTERSTATE ACCESS

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive. Per door: $331/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 (+2.3%/yr); 180 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/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 $726 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 + 2.3% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $70k; list at $105k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 4.8

CMA / ARV

• ARV (median comp): $90,635
• List price: $105,000
• Delta: 15.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 N Broadway St	0.43mi	4/2.0	1,800 (+7%)	2mo	$60,000	$33	66
2315 N Sheridan Rd	0.53mi	4/2.0	1,920 (+14%)	4mo	$50,000	$26	48

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $23,990
• Equity at exit: $15,656

10-year hold

• IRR: 28.0%
• Equity multiple: 3.39×
• Total profit: $70,342
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$551
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $663

Break-even live

Break-even rent $974

Max offer price $105,000

Occupancy floor 58%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,814
Total (2 units)			$1,813

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.14mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.50mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	43d	1	0.51mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	0.71mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	43d	1	0.93mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.99mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	1.08mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	1.21mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.24mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.30mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	43d	1	1.37mi

Listing history 28 events

1. 2026-06-19
   days on market $105,000 Active 113 DOM
2. 2026-06-18
   days on market $105,000 Active 112 DOM
3. 2026-06-17
   days on market $105,000 Active 111 DOM
4. 2026-06-16
   days on market $105,000 Active 110 DOM
5. 2026-06-15
   days on market $105,000 Active 109 DOM
6. 2026-06-14
   days on market $105,000 Active 107 DOM
7. 2026-06-13
   days on market $105,000 Active 106 DOM
8. 2026-06-10
   days on market $105,000 Active 104 DOM
9. 2026-06-09
   days on market $105,000 Active 103 DOM
10. 2026-06-08
    days on market $105,000 Active 102 DOM
11. 2026-06-07
    days on market $105,000 Active 101 DOM
12. 2026-06-03
    days on market $105,000 Active 97 DOM
13. 2026-06-02
    days on market $105,000 Active 96 DOM
14. 2026-06-01
    days on market $105,000 Active 95 DOM
15. 2026-05-31
    days on market $105,000 Active 94 DOM
16. 2026-05-30
    days on market $105,000 Active 93 DOM
17. 2026-02-26
    listed $105,000 Active 277-char remark

    Show marketing remark (277 chars)

    Tons of charm and character in this duplex in Peoria. Both units are one bedroom, one bathroom and fully occupied! Convenient location with quick interstate access to everything Peoria has to offer. Great start or addition to your investment portfolio! Schedule your tour now!!

18. 2022-11-17
    soldstatus $70,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

19. 2022-10-14
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

20. 2022-09-29
    price $74,900 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

21. 2022-09-16
    price $79,900 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

22. 2022-08-27
    price $89,900 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

23. 2022-08-02
    listed $94,900 Active 493-char remark

    Show marketing remark (493 chars)

    Great investment opportunity with this updated duplex!! Whether you’re a seasoned investor or just starting out, this is a great addition to your portfolio! One bedroom unit is currently occupied with a tenant, and the two bedroom unit is move-in ready! Great location! Super convenient interstate access to everything Peoria has to offer, as well as many parks and schools… Bradley University is just a short drive away!! Don’t miss the chance to call this one yours today!

24. 2021-08-06
    historical
25. 2021-03-03
    soldstatus $27,000
26. 2021-02-26
    soldstatus $27,000
27. 2019-12-11
    listed $32,500
28. 2002-09-13
    soldstatus $34,500

ⓘ 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: $2,100 · $175/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$142/yr (+$12/mo · 6.7%)

ⓘ 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 · 17 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: $21,756
• − Mortgage interest: −$5,882
• − Property taxes: −$2,100
• − Insurance: −$525
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,055
• Taxable income: $6,714
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $6,343/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

+204.3% since first listed

12 events — show timeline

• 2026-02-26 Listed $105,000 RMLSA as Distributed by MLS Grid
• 2022-11-17 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2022-10-14 Pending — RMLSA as Distributed by MLS Grid
• 2022-09-29 Price Changed $74,900 RMLSA as Distributed by MLS Grid
• 2022-09-16 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2022-08-27 Price Changed $89,900 RMLSA as Distributed by MLS Grid
• 2022-08-02 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-03-03 Sold (Public Records) $27,000 Public Records
• 2021-02-26 Sold (MLS) $27,000 RMLSA as Distributed by MLS Grid
• 2019-12-11 Listed $32,500 RMLSA as Distributed by MLS Grid
• 2002-09-13 Sold (Public Records) $34,500 Public Records

Property tax history

+9.3%/yr

Latest (2024): $2,100 · +4.8% YoY. Source: county tax records.