911 E Moneta Ave · Peoria Heights, IL 61616

$95,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 84 Days on market

Built 1931 4,791 sqft lot $132/sqft · 8% above area Est $88k · 8% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +4.1/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

Key facts

• Hardwood flooring
• 4,791 sq ft lot
• Garage

Tags

• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• FULL UNFINISHED BASEMENT
• DETACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 8.5% in Peoria Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peoria Heights Grade School (math 7% / reading 14%, grade F, #1,473 of 2,056 statewide, top 72%, 546 students, 0% FRL); Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $95k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1931 — 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: 1.34% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $88,323
• List price: $95,000
• Delta: 7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 E Moneta Ave	0.00mi	2/1.0	720 (0%)	0mo	$95,000	$132	100
4100 N Illinois Dr	0.30mi	2/1.0	736 (+2%)	5mo	$77,000	$105	78
515 E Marietta Ave	0.37mi	2/2.0	736 (+2%)	2mo	$104,900	$143	73
5002 Glen Elm Dr	0.55mi	2/1.0	676 (-6%)	1mo	$133,000	$197	63
5008 N Best St	0.57mi	2/1.0	676 (-6%)	2mo	$124,900	$185	62
1108 E Hazard Ave	0.36mi	2/1.0	789 (+10%)	8mo	$107,500	$136	60
5014 N Best St	0.59mi	2/1.0	676 (-6%)	6mo	$87,500	$129	58
213 E Lake Ave	0.62mi	2/1.0	676 (-6%)	4mo	$63,000	$93	57
5209 N Glen Elm Dr	0.74mi	2/1.0	676 (-6%)	1mo	$110,000	$163	55
3824 N Ashton Ave	0.61mi	2/1.0	676 (-6%)	10mo	$90,000	$133	53
1408 E Moneta Ave	0.44mi	2/1.0	624 (-13%)	5mo	$115,000	$184	53
3824 N Dayton Ave	0.69mi	2/1.0	672 (-7%)	6mo	$65,000	$97	52

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,092
• Equity at exit: $14,165

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $30,910
• Equity at exit: $8,214

Cash invested: $26,600 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$498
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $321

Break-even live

Break-even rent $863

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $375	-5% $348	+0% $321	+5% $294	+10% $267
Rent	-10% $221	-5% $271	+0% $321	+5% $371	+10% $421
Rate	-1.0pp $369	-0.5pp $345	base $321	+0.5pp $296	+1.0pp $271

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	15d	1	0.12mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	46d	1	0.51mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	15d	1	0.56mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	23d	1	0.81mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	15d	1	0.81mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	15d	4	1.36mi

Listing history 9 events

1. 2026-05-15
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

2. 2026-05-14
   price $95,000 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

3. 2026-04-06
   price $100,000 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

4. 2026-03-27
   price $104,900 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

5. 2026-03-21
   price $109,900 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

6. 2026-03-13
   price $114,900 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

7. 2026-02-20
   listed $119,900 Active 647-char remark

   Show marketing remark (647 chars)

   Agent Owned Property - This charming 2-bedroom, 1-bath home features beautiful hardwood flooring and neutral colors throughout, creating a warm and inviting atmosphere. The layout offers comfortable living spaces with plenty of natural light. Enter through the fully enclosed screened in porch to hardwood floors than run throughout the main floor. Kitchen is equipped with stainless steel appliances. A full unfinished basement provides excellent storage potential. The detached one-car garage adds convenience, and the location is hard to beat — situated just blocks off Prospect and close to restaurants, shopping, and everyday amenities.

8. 2021-02-19
   soldstatus $32,700 284-char remark

   Show marketing remark (284 chars)

   This 2 bedroom home is in need of someone to bring it back to it's full potential. It needs work. It has a full basement. 100 amp breaker. a 1.5 car detached garage. Many possibilities for the handyman or homeowner looking to build some sweat equity. This home is being sold as-is.

9. 2020-11-30
   listed $39,900 284-char remark

   Show marketing remark (284 chars)

   This 2 bedroom home is in need of someone to bring it back to it's full potential. It needs work. It has a full basement. 100 amp breaker. a 1.5 car detached garage. Many possibilities for the handyman or homeowner looking to build some sweat equity. This home is being sold as-is.

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: +$214/yr (+$18/mo · 12.4%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,234
• − Mortgage interest: −$5,321
• − Property taxes: −$1,729
• − Insurance: −$475
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,764
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,251/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+138.1% since first listed

9 events — show timeline

• 2026-05-15 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-14 Price Changed $95,000 RMLSA as Distributed by MLS Grid
• 2026-04-06 Price Changed $100,000 RMLSA as Distributed by MLS Grid
• 2026-03-27 Price Changed $104,900 RMLSA as Distributed by MLS Grid
• 2026-03-21 Price Changed $109,900 RMLSA as Distributed by MLS Grid
• 2026-03-13 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2026-02-20 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2021-02-19 Sold (MLS) $32,700 RMLSA as Distributed by MLS Grid
• 2020-11-30 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2024): $1,729 · +3.9% YoY. Source: county tax records.