908 E Behrends Ave · Peoria, IL 61603

$69,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 46 Days on market

Built 1928 5,450 sqft lot $56/sqft · 109% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

Key facts

• Sunporch
• Main floor laundry
• New windows

Tags

• SUNPORCH
• MAIN FLOOR LAUNDRY
• REMODELED FULL BATHROOM
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 (+3.5%/yr); 104 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $70k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $33,449
• List price: $69,900
• Delta: 108.97%
• 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
908 E Behrends Ave	0.00mi	3/1.5	1,240 (0%)	1mo	$65,000	$52	98
1404 NE Glendale Ave	0.28mi	3/1.0	1,292 (+4%)	2mo	$35,000	$27	79
718 E Behrends Ave	0.15mi	3/1.0	1,140 (-8%)	2mo	$71,000	$62	78
1507 NE Perry Ave	0.35mi	2/1.0 (-1)	1,224 (-1%)	1mo	$77,500	$63	75
2206 N Wisconsin Ave	0.39mi	3/2.0	1,217 (-2%)	0mo	$30,000	$25	74
1712 NE Monroe St	0.54mi	3/1.0	1,280 (+3%)	1mo	$55,000	$43	69
2136 N Delaware St	0.33mi	3/1.0	1,130 (-9%)	3mo	$47,500	$42	67
503 Evans St	0.58mi	3/1.0	1,289 (+4%)	2mo	$45,000	$35	65
1618 NE Madison Ave	0.58mi	3/1.0	1,380 (+11%)	5mo	$31,750	$23	50
2405 N Atlantic Ave	0.56mi	3/1.0	1,388 (+12%)	5mo	$50,000	$36	50
829 E Mcclure Ave	0.59mi	2/1.0 (-1)	1,412 (+14%)	0mo	$35,000	$25	44
2606 N Wisconsin Ave	0.67mi	2/1.0 (-1)	1,372 (+11%)	4mo	$90,000	$66	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: 19.8%
• Equity multiple: 1.81×
• Total profit: $15,852
• Equity at exit: $10,422

10-year hold

• IRR: 28.4%
• Equity multiple: 3.58×
• Total profit: $50,424
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $418

Break-even live

Break-even rent $598

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	0.37mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.41mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	0.50mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.63mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.69mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	13d	1	0.73mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.73mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	0.91mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.01mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	1.09mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.11mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	21d	1	1.21mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	13d	1	1.21mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	21d	1	1.21mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	1.21mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.30mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.31mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	1.32mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.32mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.33mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.34mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.42mi

Listing history 7 events

1. 2026-05-08
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

2. 2026-04-26
   price $69,900 466-char remark

   Show marketing remark (466 chars)

   Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

3. 2026-04-24
   status Active 466-char remark

   Show marketing remark (466 chars)

   Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

4. 2026-04-21
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

5. 2026-03-20
   listed $65,000 Active 466-char remark

   Show marketing remark (466 chars)

   Welcome to this charming 3-bedroom home situated on a spacious lot. The inviting sunporch provides the perfect spot to unwind while overlooking the backyard. Inside, you’ll appreciate the convenience of main floor laundry with new vinyl flooring. Three bedrooms located upstairs along with a large, beautifully remodeled full bathroom. Fresh paint and new windows throughout create a bright, move-in ready home. Brand new roof. Schedule your appointment today!

6. 2018-08-10
   soldstatus $14,000 61-char remark

   Show marketing remark (61 chars)

   GREAT INVESTMENT PROPERTY. UPDATED SIDING AND GREAT CASH FLOW

7. 2018-02-13
   listed $16,900 61-char remark

   Show marketing remark (61 chars)

   GREAT INVESTMENT PROPERTY. UPDATED SIDING AND GREAT CASH FLOW

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$334/yr (+$28/mo · 36.3%)

ⓘ 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: $13,520
• − Mortgage interest: −$3,915
• − Property taxes: −$919
• − Insurance: −$350
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,033
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,020/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

+313.6% since first listed

7 events — show timeline

• 2026-05-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-26 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2026-04-24 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-21 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-20 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2018-08-10 Sold (MLS) $14,000 RMLSA as Distributed by MLS Grid
• 2018-02-13 Listed $16,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $919 · +4.8% YoY. Source: county tax records.