2005 N Gale Ave · Peoria, IL 61604

$49,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 155 Days on market

Built 1950 $61/sqft · 31% above area Est $38k · 31% 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 +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom home on corner lot. Rents for $700. Renter has been there for 10 plus years, would love to stay!

Key facts

• Built 1950
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 20 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; 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 $345 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 + 2.3% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $50k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.01% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $37,985
• List price: $49,900
• Delta: 31.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2124 N Bourland Ave	0.12mi	2/1.5	864 (+6%)	4mo	$83,500	$97	79
1214 W Brons Ave	0.21mi	2/1.0	864 (+6%)	2mo	$34,900	$40	79
816 W Nowland Ave	0.34mi	2/1.0	792 (-3%)	4mo	$74,000	$93	76
929 W Brons Ave	0.20mi	2/1.0	736 (-10%)	2mo	$44,900	$61	73
2318 N Ellis St	0.49mi	2/1.0	842 (+3%)	3mo	$31,000	$37	70
2332 N Ellis St	0.52mi	2/1.0	840 (+3%)	2mo	$24,000	$29	70
1131 W Nowland Ave	0.34mi	1/1.0 (-1)	880 (+8%)	0mo	$53,500	$61	66
2318 N Flora Ave	0.54mi	2/1.0	768 (-6%)	2mo	$90,000	$117	63
910 W Virginia Ave	0.49mi	2/1.0	748 (-8%)	3mo	$60,000	$80	61
1106 W Gift Ave	0.55mi	2/1.0	748 (-8%)	6mo	$44,000	$59	56
2222 N Ellis St	0.44mi	2/1.0	704 (-14%)	4mo	$35,000	$50	53
2314 N Ellis St	0.48mi	2/1.0	928 (+14%)	3mo	$18,500	$20	52

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: 32.2%
• Equity multiple: 2.34×
• Total profit: $18,728
• Equity at exit: $7,440

10-year hold

• IRR: 38.9%
• Equity multiple: 4.50×
• Total profit: $48,971
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $432

Break-even live

Break-even rent $454

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $460	-5% $446	+0% $432	+5% $418	+10% $403
Rent	-10% $353	-5% $392	+0% $432	+5% $471	+10% $511
Rate	-1.0pp $457	-0.5pp $444	base $432	+0.5pp $419	+1.0pp $406

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	14d	1	0.14mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	0.20mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	44d	1	0.20mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	0.25mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	0.29mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	0.37mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	0.38mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	44d	1	0.78mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	0.93mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	14d	1	0.97mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	0.97mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	0.98mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	44d	1	0.98mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	0.99mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	14d	1	1.25mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.27mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.39mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	14d	1	1.47mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	14d	1	1.48mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	44d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $49,900 Active 155 DOM
2. 2026-06-18
   days on market $49,900 Active 154 DOM
3. 2026-06-17
   days on market $49,900 Active 153 DOM
4. 2026-06-16
   days on market $49,900 Active 152 DOM
5. 2026-06-15
   days on market $49,900 Active 151 DOM
6. 2026-06-14
   days on market $49,900 Active 149 DOM
7. 2026-06-13
   days on market $49,900 Active 148 DOM
8. 2026-06-10
   pricedays on market $49,900 Active 146 DOM
9. 2026-06-09
   days on market $59,900 Active 145 DOM
10. 2026-06-08
    days on market $59,900 Active 144 DOM
11. 2026-06-07
    days on market $59,900 Active 143 DOM
12. 2026-06-03
    days on market $59,900 Active 139 DOM
13. 2026-06-02
    days on market $59,900 Active 138 DOM
14. 2026-06-01
    days on market $59,900 Active 137 DOM
15. 2026-05-31
    days on market $59,900 Active 136 DOM
16. 2026-05-30
    days on market $59,900 Active 135 DOM
17. 2026-01-14
    listed $59,900 Active 111-char remark

    Show marketing remark (111 chars)

    Cute 2 bedroom home on corner lot. Rents for $700. Renter has been there for 10 plus years, would love to stay!

18. 2001-07-31
    soldstatus $19,000
19. 2001-07-30
    soldstatus $19,000 165-char remark

    Show marketing remark (165 chars)

    CUTE 2 BEDROOM BUNGALOW WITH HARDWOOD FLOORS AND WOODBURNING FIREPLACE. GREAT FOR FIRST TIME HOMEOWNER OR INVESTMENT PROPERTY. PRICED TO SELL! PETS: DOG IN BASEMENT.

20. 2001-05-29
    listed $29,900 165-char remark

    Show marketing remark (165 chars)

    CUTE 2 BEDROOM BUNGALOW WITH HARDWOOD FLOORS AND WOODBURNING FIREPLACE. GREAT FOR FIRST TIME HOMEOWNER OR INVESTMENT PROPERTY. PRICED TO SELL! PETS: DOG IN BASEMENT.

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$108/yr (+$9/mo · 11.8%)

ⓘ 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: $12,008
• − Mortgage interest: −$2,795
• − Property taxes: −$917
• − Insurance: −$250
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$1,452
• Taxable income: $4,673
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,058/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
• 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

+100.3% since first listed

4 events — show timeline

• 2026-01-14 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2001-07-31 Sold (Public Records) $19,000 Public Records
• 2001-07-30 Sold (MLS) $19,000 RMLSA as Distributed by MLS Grid
• 2001-05-29 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $917 · +4.8% YoY. Source: county tax records.