2813 W Marquette St · Peoria, IL 61605

$22,500

1 bd · 1.0 ba · 980 sqft · SingleFamily public records · 46 Days on market

Built 1910 3,870 sqft lot Est $39k · 43% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming 1 bedroom with a spacious den offering the flexibility for a home office, guest space, or hobby room! This property features a rare 2-stall garage, providing ample storage and parking. Functional layout, comfortable living spaces, and extra room to fit your lifestyle needs!

Key facts

• Rare 2-stall garage
• Spacious den
• 3,870 sq ft lot

Tags

• SPACIOUS DEN
• RARE 2-STALL GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $22k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.2% 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: 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; 16 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 43% 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 $298 of equity ($156 loan paydown + $142 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.25% ✓
• Cap rate: 37.20%
• Cash-on-cash: 110.38%
• DSCR: 5.91
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $39,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3021 W Malone St	0.23mi	2/1.0 (+1)	1,000 (+2%)	1mo	$17,000	$17	80
2813 W Marquette St	0.00mi	1/1.0	850 (-13%)	1mo	$20,000	$24	77
2600 W Fremont St	0.44mi	2/1.0 (+1)	968 (-1%)	8mo	$39,000	$40	66
2123 W Antoinette St	0.53mi	2/1.0 (+1)	1,036 (+6%)	1mo	$22,000	$21	60
2126 W Proctor St	0.52mi	2/1.0 (+1)	1,006 (+3%)	10mo	$9,000	$9	58
2507 W Latrobe St	0.33mi	2/1.0 (+1)	900 (-8%)	10mo	$41,000	$46	58
2320 W Garden St	0.40mi	2/1.0 (+1)	1,096 (+12%)	3mo	$20,000	$18	54
1023 S Tonti Cir	0.40mi	2/1.0 (+1)	896 (-9%)	10mo	$70,000	$78	54
611 S Ligonier St	0.37mi	2/— (+1)	1,064 (+9%)	12mo	$18,000	$17	53
2000 W Antoinette St	0.67mi	2/1.0 (+1)	924 (-6%)	2mo	$57,500	$62	52
1707 S East Ln	0.71mi	2/1.0 (+1)	992 (+1%)	13mo	$95,000	$96	49
1400 S Griswold St	0.38mi	2/1.0 (+1)	864 (-12%)	16mo	$44,000	$51	45

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: —
• Equity multiple: 6.87×
• Total profit: $36,954
• Equity at exit: $7,254

10-year hold

• IRR: —
• Equity multiple: 14.26×
• Total profit: $83,552
• Equity at exit: $9,318

Cash invested: $6,300 (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: 2.0×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$118
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $579

Break-even live

Break-even rent $223

Max offer price $22,500

Occupancy floor 34%

Sensitivity live

Price	-10% $592	-5% $586	+0% $579	+5% $573	+10% $567
Rent	-10% $504	-5% $542	+0% $579	+5% $617	+10% $655
Rate	-1.0pp $591	-0.5pp $585	base $579	+0.5pp $574	+1.0pp $568

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.06mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	0.30mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	0.33mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	0.35mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	0.38mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.53mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	44d	1	0.58mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	44d	1	0.67mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$775	$1.11	14d	3	0.68mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	44d	1	0.68mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	0.70mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	0.85mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.93mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$795	$0.86	14d	1	1.04mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	22d	1	1.06mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	1.45mi

Listing history 5 events

1. 2026-03-18
   status Pending
2. 2026-01-31
   historical
3. 2026-01-30
   listed $22,500 Active
4. 2025-11-14
   price
5. 2025-09-05
   listed Active

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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 6/10 Major FEMA zone X · 75% 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: $11,474
• − Mortgage interest: −$1,260
• − Property taxes: −$583
• − Insurance: −$112
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$655
• Taxable income: $7,029
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $5,267/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

5 events — show timeline

• 2026-03-18 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-31 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-30 Listed $22,500 RMLSA as Distributed by MLS Grid
• 2025-11-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-05 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $583 · +4.8% YoY. Source: county tax records.