1213 NE Glendale Ave · Peoria, IL 61603

$75,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 79 Days on market

Built 1930 6,000 sqft lot $75/sqft · 194% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great updates since owner bought the home: painting, flooring, roof, siding and much more

Key facts

• 6,000 sq ft lot
• Built 1930
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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+, 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: Lincoln School (math 0% / reading 2%, grade F, #2,052 of 2,056 statewide, top 100%, 727 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); 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.
• Zoned-school proficiency averages 28% at this address vs 12% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $75k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.38% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $36,259
• List price: $75,000
• Delta: 106.85%
• 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
1305 NE Monroe St	0.17mi	2/1.0	1,042 (+5%)	1mo	$50,000	$48	84
803 Caroline St	0.18mi	2/1.0	910 (-9%)	4mo	$49,000	$54	74
502 Caroline St	0.31mi	2/1.0	912 (-8%)	9mo	$14,000	$15	64
1619 NE Glendale Ave	0.32mi	2/1.0	1,098 (+10%)	5mo	$45,000	$41	64
1631 N Dechman Ave	0.66mi	2/1.0	956 (-4%)	0mo	$30,000	$31	62
716 E Kansas St	0.45mi	2/1.0	896 (-10%)	2mo	$26,666	$30	61
412 E Republic St	0.67mi	2/1.0	925 (-7%)	1mo	$26,200	$28	56
603 E Thrush Ave	0.70mi	3/1.0 (+1)	960 (-4%)	3mo	$30,000	$31	54
718 E Behrends Ave	0.34mi	3/1.0 (+1)	1,140 (+14%)	2mo	$71,000	$62	54
1832 N Missouri Ave	0.56mi	2/1.0	1,080 (+8%)	11mo	$44,500	$41	51
2136 N Delaware St	0.58mi	3/1.0 (+1)	1,130 (+14%)	3mo	$47,500	$42	43
2204 N Atlantic Ave	0.62mi	1/1.0 (-1)	912 (-8%)	12mo	$35,000	$38	42

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: 12.6%
• Equity multiple: 1.51×
• Total profit: $10,612
• Equity at exit: $11,183

10-year hold

• IRR: 21.9%
• Equity multiple: 2.90×
• Total profit: $39,972
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$393
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $350

Break-even live

Break-even rent $591

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $392	-5% $371	+0% $350	+5% $328	+10% $307
Rent	-10% $268	-5% $309	+0% $350	+5% $390	+10% $431
Rate	-1.0pp $387	-0.5pp $369	base $350	+0.5pp $330	+1.0pp $310

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	15d	1	0.32mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.32mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	15d	1	0.53mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	15d	4	0.60mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	15d	1	0.87mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	0.95mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	15d	1	1.08mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	1.08mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	1.10mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	1.11mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	15d	1	1.27mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	45d	1	1.32mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	15d	1	1.32mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	45d	1	1.33mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	45d	1	1.34mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	45d	1	1.48mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	45d	1	1.49mi

Listing history 28 events

1. 2026-06-22
   days on market $75,000 Under Contract 79 DOM
2. 2026-06-19
   days on market $75,000 Under Contract 77 DOM
3. 2026-06-18
   days on market $75,000 Under Contract 76 DOM
4. 2026-06-17
   days on market $75,000 Under Contract 75 DOM
5. 2026-06-16
   days on market $75,000 Under Contract 74 DOM
6. 2026-06-15
   days on market $75,000 Under Contract 73 DOM
7. 2026-06-14
   days on market $75,000 Under Contract 71 DOM
8. 2026-06-13
   days on market $75,000 Under Contract 70 DOM
9. 2026-06-10
   days on market $75,000 Under Contract 68 DOM
10. 2026-06-09
    days on market $75,000 Under Contract 67 DOM
11. 2026-06-08
    days on market $75,000 Under Contract 66 DOM
12. 2026-06-07
    days on market $75,000 Under Contract 65 DOM
13. 2026-06-03
    days on market $75,000 Under Contract 61 DOM
14. 2026-06-02
    days on market $75,000 Under Contract 60 DOM
15. 2026-06-01
    days on market $75,000 Under Contract 59 DOM
16. 2026-05-31
    status $75,000 Under Contract 58 DOM
17. 2026-05-01
    price $75,000 89-char remark

    Show marketing remark (89 chars)

    Great updates since owner bought the home: painting, flooring, roof, siding and much more

18. 2026-04-18
    price $80,000 89-char remark

    Show marketing remark (89 chars)

    Great updates since owner bought the home: painting, flooring, roof, siding and much more

19. 2026-04-08
    price $87,000 89-char remark

    Show marketing remark (89 chars)

    Great updates since owner bought the home: painting, flooring, roof, siding and much more

20. 2026-03-31
    listed $92,000 Active 89-char remark

    Show marketing remark (89 chars)

    Great updates since owner bought the home: painting, flooring, roof, siding and much more

21. 2026-03-23
    historical $92,000 89-char remark

    Show marketing remark (89 chars)

    Great updates since owner bought the home: painting, flooring, roof, siding and much more

22. 2026-03-21
    historical
23. 2026-01-16
    historical
24. 2025-09-11
    price
25. 2025-06-12
    listed Active
26. 2021-08-06
    historical
27. 2021-08-06
    historical
28. 2002-11-26
    soldstatus $29,500

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$599/yr (+$50/mo · 119.0%)

ⓘ 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: $12,398
• − Mortgage interest: −$4,201
• − Property taxes: −$504
• − Insurance: −$375
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,182
• Taxable income: $3,152
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,439/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

+154.2% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-04-18 Price Changed $80,000 RMLSA as Distributed by MLS Grid
• 2026-04-08 Price Changed $87,000 RMLSA as Distributed by MLS Grid
• 2026-03-31 Listed $92,000 RMLSA as Distributed by MLS Grid
• 2026-03-23 Coming Soon $92,000 RMLSA as Distributed by MLS Grid
• 2026-03-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-12 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2002-11-26 Sold (Public Records) $29,500 Public Records

Property tax history

-3.9%/yr

Latest (2024): $504 · -3.9% YoY. Source: county tax records.