4520 W Andover Dr · Peoria, IL 61615

$99,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1978 6,050 sqft lot Est $125k · 20% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon No Showings

Key facts

• 6,050 sq ft lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Subdivision: Park East
• HOA & community: No association fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; Not new construction
• Construction: Built in 1978; Shingle roof; Full unfinished basement
• Exterior features: Level lot; Paved road access; Shingle roof

Interior

• Kitchen: Kitchen with Luxury Vinyl Plank flooring; includes dishwasher and refrigerator
• Bedrooms: Three bedrooms (main level: two bedrooms; main level: one bedroom with hardwood flooring and egress window; dimensions include 14x10, 11x9, and 12x8)
• Flooring: Carpet in some bedrooms and living areas; Hardwood in one bedroom; Luxury Vinyl Plank in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Dishwasher; Refrigerator; Full unfinished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.2% 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: 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.
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 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: 127 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1978 — 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: 1.37% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5820 N Frostwood Pkwy	0.23mi	3/1.0	919 (-9%)	2mo	$95,000	$103	72
4022 W Creighton Ter	0.47mi	3/1.0	1,025 (+2%)	8mo	$145,900	$142	69
5807 N Andover Ct	0.26mi	3/1.0	919 (-9%)	9mo	$136,500	$149	65
4020 W Virden Ct	0.42mi	3/1.0	942 (-6%)	7mo	$99,900	$106	64
6110 N Idlewhile Dr	0.35mi	3/1.0	929 (-8%)	10mo	$129,900	$140	62
3917 W Brighton Ave	0.53mi	3/1.0	949 (-6%)	6mo	$92,000	$97	61
4017 W Courtland St	0.49mi	3/1.0	903 (-10%)	3mo	$112,000	$124	57
4028 W Hillmont Rd	0.49mi	3/1.0	919 (-9%)	10mo	$114,000	$124	54
4023 W Brighton Ave	0.44mi	3/1.0	875 (-13%)	6mo	$80,000	$91	52
3812 W Carmel Ave	0.61mi	3/1.0	875 (-13%)	4mo	$100,000	$114	46
3724 W Verner Dr	0.68mi	3/1.0	875 (-13%)	0mo	$142,500	$163	46
3703 W Verner Dr	0.71mi	3/1.0	875 (-13%)	1mo	$150,000	$171	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,629
• Equity at exit: $14,895

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $30,998
• Equity at exit: $8,638

Cash invested: $27,972 (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 61615

• Home prices YoY: -32.2%
• Active inventory: 127
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$524
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $326

Break-even live

Break-even rent $952

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $382	-5% $354	+0% $326	+5% $298	+10% $269
Rent	-10% $218	-5% $272	+0% $326	+5% $380	+10% $434
Rate	-1.0pp $376	-0.5pp $351	base $326	+0.5pp $300	+1.0pp $274

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 N Frostwood Pkwy Peoria, IL	2.0	2.0	1030	$1,490	$1.45	14d	1	0.38mi
4105 W Hollow Creek Dr Peoria, IL	2.0	2.0	1121	$1,300	$1.16	14d	3	0.67mi
5745 Autumn Ridge Ct Apt A Peoria, IL	3.0	1.0	1150	$1,100	$0.96	45d	1	0.80mi
6900 N Summershade Cir Peoria, IL	1.0–2.0	1.0–2.0	832	$1,340	$1.61	14d	3	0.82mi
5605 N Withershin Pt Unit 1 Peoria, IL	2.0	2.0	1000	$1,335	$1.33	14d	1	0.89mi
5605 N Withershin Pt Peoria, IL	2.0	2.0	1000	$1,335	$1.33	14d	1	0.89mi
5711 W Ridgecrest Dr Peoria, IL	1.0–2.0	1.0–2.0	875	$1,095	$1.25	14d	8	0.92mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	14d	1	1.34mi
2913 W Cannes Dr Unit C Peoria, IL	2.0	2.0	884	$1,150	$1.30	45d	1	1.39mi
2800 W War Memorial Dr Peoria, IL	2.0	1.5	950	$949	$1.00	14d	3	1.47mi

Listing history 1 events

1. 2026-05-21
   historical $99,900

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$13/yr (+$1/mo · 0.6%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,378
• − Mortgage interest: −$5,596
• − Property taxes: −$2,242
• − Insurance: −$500
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,906
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,308/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): 23,523
• Household income: $79,817
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 833.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Black 8% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 83% English-only · Other Indo-European 4% Spanish 4% Chinese 3%

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: ▼ -79.30%
• Current HPI: 166.9745
• 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

2 events — show timeline

• 2026-05-26 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-21 Coming Soon $99,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $2,242 · +32.8% YoY. Source: county tax records.