1830 S Kneer Ave · Peoria, IL 61605

$50,990

2 bd · 1.0 ba · 730 sqft · SingleFamily public records · 3 Days on market

Built 1948 5,662 sqft lot Est $34k · 49% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

NEWER FURNACE, C/A AND ROOF. HOUSE TO BE SOLD "AS IS"--NO WARRANTIES. ALL APPLIANCES REMAINING NOT WARRANTED. SOME HARDWOOD FLOORS. EXTERIOR WHEEL CHAIR RAMP.

Key facts

• One stall garage
• Full basement
• Move in ready

Tags

• FULL BASEMENT
• ONE STALL GARAGE
• MOVE IN READY

Property features AI

Finance

• Other: Subdivision: Laramie Place; Directions: S on Laramie, L on Grinnell, R on Kneer Ave.
• HOA & community: No association fee

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1948; Living area 730
• Construction: Full unfinished basement
• Exterior features: Level lot; Paved road access; Shingle roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in bedrooms and living areas; Vinyl in kitchen; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Full unfinished basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $51k).
• Cap rate 14.4% 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: Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 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: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $675 of equity ($352 loan paydown + $323 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,990

Questions for the listing agent

1. Built in 1948 — 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: 1.74% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.12%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $34,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3010 W Seibold St	0.11mi	2/1.0	705 (-3%)	3mo	$35,000	$50	86
1609 S Idaho St	0.20mi	2/1.0	720 (-1%)	6mo	$40,000	$56	84
2607 W Humboldt St	0.49mi	3/1.0 (+1)	740 (+1%)	3mo	$35,000	$47	67
2616 W Fremont St	0.42mi	2/1.0	760 (+4%)	9mo	$52,000	$68	67
2737 W Nevada St	0.44mi	2/1.0	736 (+1%)	18mo	$32,000	$43	63
3207 W Latrobe St	0.45mi	2/1.0	764 (+5%)	16mo	$20,000	$26	58
2615 W Latrobe St	0.53mi	2/1.0	748 (+2%)	16mo	$37,000	$49	58
2716 Humboldt St	0.41mi	2/1.0	780 (+7%)	15mo	$32,000	$41	57
2613 W Latrobe St	0.53mi	2/2.0	748 (+2%)	16mo	$48,000	$64	53
2025 S Joyce St	0.31mi	1/1.0 (-1)	636 (-13%)	21mo	$15,000	$24	42
1404 S Arago St	0.68mi	3/— (+1)	828 (+13%)	2mo	$2,500	$3	39
1500 S Westmoreland Ave	0.71mi	3/1.0 (+1)	820 (+12%)	4mo	$8,500	$10	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: 30.8%
• Equity multiple: 2.55×
• Total profit: $22,125
• Equity at exit: $16,440

10-year hold

• IRR: 33.6%
• Equity multiple: 4.94×
• Total profit: $56,212
• Equity at exit: $21,117

Cash invested: $14,277 (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: 4.8×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$267
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $346

Break-even live

Break-even rent $449

Max offer price $50,990

Occupancy floor 56%

Sensitivity live

Price	-10% $375	-5% $361	+0% $346	+5% $332	+10% $318
Rent	-10% $276	-5% $311	+0% $346	+5% $382	+10% $417
Rate	-1.0pp $372	-0.5pp $359	base $346	+0.5pp $333	+1.0pp $320

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: $12,748
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	22d	1	0.40mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.75mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	1.39mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	44d	1	1.39mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	1.47mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $50,990 Pending 3 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $50,990 Active 1 DOM

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$181/yr (+$15/mo · 22.8%)

ⓘ 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: $10,653
• − Mortgage interest: −$2,856
• − Property taxes: −$795
• − Insurance: −$255
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,483
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,303/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

+155.0% since first listed

13 events — show timeline

• 2026-06-08 Listed $50,990 RMLSA as Distributed by MLS Grid
• 2026-04-26 Rental Removed $950 TURBOTENANT
• 2026-03-26 Listed for Rent $950 TURBOTENANT
• 2025-07-30 Rental Removed $950 TURBOTENANT
• 2025-06-28 Listed for Rent $950 TURBOTENANT
• 2025-05-24 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-28 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-01-20 Listed — RMLSA as Distributed by MLS Grid
• 2023-08-28 Sold (Public Records) $72,000 Public Records
• 2008-08-20 Sold (Public Records) $22,000 Public Records
• 2003-12-03 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2003-10-23 Listed $20,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $795 · +6.4% YoY. Source: county tax records.