3222 W Glen Ave · Peoria, IL 61614

$149,900

3 bd · 1.0 ba · 1,985 sqft · SingleFamily public records · 19 Days on market

Built 1955 1.20 ac lot Est $216k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon 6/3 - Spacious 3 bed ranch on over an acre lot with mature trees. Great potential to make it your own. Mechanicals and appliances in unknown condition and sold as-is. Property sold as-is.

Key facts

• 1.2 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof; Built in 1955
• Construction: 1985 building area (living area); Not new construction
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen with tile flooring
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in bedrooms; Tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: One fireplace; Partial basement with walk-out access; Egress windows in some bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Sterling Middle School (math 0% / reading 4%, grade F, #664 of 665 statewide, top 100%, 385 students, 0% FRL); Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 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 fast (+10.3%/yr); 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $216,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5524 N Big Hollow Rd	0.55mi	4/2.0 (+1)	2,003 (+1%)	3mo	$220,000	$110	61
4502 NW Scenic Dr	0.32mi	4/2.0 (+1)	2,112 (+6%)	6mo	$210,000	$99	61
3411 W Grimson Ave	0.33mi	3/2.0	1,867 (-6%)	20mo	$235,000	$126	54
3020 W Alan Ct	0.35mi	3/3.0	2,118 (+7%)	12mo	$311,500	$147	54
3352 W Lexington Ct	0.61mi	4/3.0 (+1)	1,986 (+0%)	7mo	$205,000	$103	53
5423 N James Rd	0.56mi	3/2.0	2,026 (+2%)	18mo	$195,000	$96	51
2811 W Larchmont Ln	0.74mi	4/2.5 (+1)	2,018 (+2%)	2mo	$220,000	$109	50
5424 N James Rd	0.59mi	3/2.0	2,040 (+3%)	18mo	$210,000	$103	49
2922 W Larchmont Ln	0.69mi	4/2.5 (+1)	1,824 (-8%)	3mo	$230,000	$126	40
3208 W Westport Rd	0.71mi	3/1.5	1,818 (-8%)	14mo	$185,000	$102	39
3235 W Westport Rd	0.66mi	3/2.5	2,071 (+4%)	20mo	$235,000	$113	39
2833 Susan Curv	0.63mi	3/2.0	2,268 (+14%)	6mo	$170,000	$75	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.65×
• Total profit: $-14,491
• Equity at exit: $22,351

10-year hold

• IRR: 6.9%
• Equity multiple: 1.65×
• Total profit: $27,383
• Equity at exit: $12,961

Cash invested: $41,972 (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 61614

• Home prices YoY: -29.1%
• Rents YoY: 10.3%
• Active inventory: 154
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$367 /mo · $4,402/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $22

Break-even live

Break-even rent $1,538

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $64	+0% $22	+5% $-21	+10% $-63
Rent	-10% $-102	-5% $-40	+0% $22	+5% $84	+10% $146
Rate	-1.0pp $97	-0.5pp $60	base $22	+0.5pp $-17	+1.0pp $-57

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 W Verner Dr Peoria, IL	4.0	2.0	1776	$1,800	$1.01	45d	1	0.97mi
2020 W Glen Ave Peoria, IL	3.0	2.0	1320	$1,700	$1.29	15d	1	1.02mi

Listing history 16 events

1. 2026-06-22
   days on market $149,900 Active 19 DOM
2. 2026-06-19
   days on market $149,900 Active 17 DOM
3. 2026-06-18
   days on market $149,900 Active 16 DOM
4. 2026-06-17
   days on market $149,900 Active 15 DOM
5. 2026-06-16
   days on market $149,900 Active 14 DOM
6. 2026-06-15
   days on market $149,900 Active 13 DOM
7. 2026-06-14
   days on market $149,900 Active 11 DOM
8. 2026-06-13
   days on market $149,900 Active 10 DOM
9. 2026-06-10
   pricedays on market $149,900 Active 8 DOM
10. 2026-06-09
    days on market $175,000 Active 7 DOM
11. 2026-06-08
    days on market $175,000 Active 6 DOM
12. 2026-06-07
    days on market $175,000 Active 5 DOM
13. 2026-06-03
    statusdays on market $175,000 Active 1 DOM
14. 2026-06-02
    days on market $175,000 Coming Soon 2 DOM
15. 2026-06-01
    remarks 199-char remark
16. 2026-06-01
    listed $175,000 Coming Soon 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: $4,402 · $367/mo
• Projected year-2 tax: $4,402 · $367/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 ≥104°F today · 16 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: $18,793
• − Mortgage interest: −$8,397
• − Property taxes: −$4,402
• − Insurance: −$750
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,361
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $771/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): 27,370
• Household income: $66,924
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1179.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 17% Two or more races 5% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 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: ▼ -76.07%
• Current HPI: 185.122
• Rent YoY: ▲ 10.35%
• 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

+14483.3% since first listed

4 events — show timeline

• 2026-05-31 Coming Soon $175,000 RMLSA as Distributed by MLS Grid
• 2022-05-18 Price Changed $1,200 RENT.
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $4,402 · +4.8% YoY. Source: county tax records.