1530-1532 W Barker Ave · Peoria, IL 61606

$129,900

4 bd · 2.0 ba · 2,184 sqft · MultiFamily public records · 232 Days on market

Built 1930 4,752 sqft lot $59/sqft · 10% below 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover the potential of this charming two-story duplex at 1530–1532 W Barker Avenue—a perfect opportunity for investors or owner-occupants looking for rental income. Full of character and classic details, this property offers two spacious units with great layouts and functional living spaces. The upstairs unit features 2 bedrooms, a roomy living area with a walk-in coat closet, a full bath, and an adorable, efficient kitchen. Step out onto the private balcony—an added bonus that tenants will love. The main floor unit includes 3 bedrooms, a bright living room, and a separate family room—ideal for a home office or playroom. A full bath, a second cute and practical kitchen, and generous closet space round out this inviting unit. The spacious basement offers plenty of storage along with a shared laundry area. Outside, you’ll find a nice backyard and a detached garage for added convenience. With its proximity to Bradley University and a layout that appeals to both students and long-term renters, this duplex is a smart, income-producing investment that’s hard to beat. Don’t miss your chance to own this character-filled property!

Key facts

• Private balcony
• Nice backyard
• Two story duplex

Tags

• TWO STORY DUPLEX
• PRIVATE BALCONY
• SPACIOUS BASEMENT
• DETACHED GARAGE
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive. Per door: $473/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 33 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $2,587/mo this rent would consume 79% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 4.2

CMA / ARV

• ARV (median comp): $289,685
• List price: $129,900
• Delta: -55.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 W Main St	0.44mi	4/2.0	2,258 (+3%)	1mo	$145,000	$64	73
905 N Western Ave	0.43mi	4/2.0	2,018 (-8%)	2mo	$42,000	$21	66
1911 W Laura Ave	0.44mi	4/2.0	2,232 (+2%)	22mo	$160,000	$72	58
909 N Western Ave	0.44mi	4/2.0	2,232 (+2%)	22mo	$160,000	$72	57
1625 W Main St	0.40mi	5/3.0 (+1)	2,224 (+2%)	18mo	$186,000	$84	54
1206 N Elmwood Ave	0.59mi	3/2.0 (-1)	2,308 (+6%)	14mo	$154,000	$67	46
1213 N University St	0.62mi	5/3.0 (+1)	2,380 (+9%)	8mo	$225,000	$95	41

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $39,415
• Equity at exit: $19,369

10-year hold

• IRR: 33.8%
• Equity multiple: 4.10×
• Total profit: $112,628
• Equity at exit: $11,231

Cash invested: $36,372 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$681
• Tax from tax record: −$362 /mo · $4,339/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $947

Break-even live

Break-even rent $1,389

Max offer price $129,900

Occupancy floor 58%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,205
1× unit	3	1	$1,382
Total (2 units)			$2,587

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	43d	1	0.23mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	43d	1	0.75mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	0.88mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	1.12mi
2847 W Howett St Peoria, IL	3.0	2.0	2000	$1,150	$0.57	43d	1	1.19mi
100 Walnut St Unit 402 Peoria, IL	3.0	2.0	1464	$2,400	$1.64	21d	1	1.38mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.43mi

Listing history 22 events

1. 2026-06-19
   days on market $129,900 Under Contract 232 DOM
2. 2026-06-18
   days on market $129,900 Under Contract 231 DOM
3. 2026-06-17
   days on market $129,900 Under Contract 230 DOM
4. 2026-06-16
   days on market $129,900 Under Contract 229 DOM
5. 2026-06-15
   days on market $129,900 Under Contract 228 DOM
6. 2026-06-14
   days on market $129,900 Under Contract 226 DOM
7. 2026-06-13
   days on market $129,900 Under Contract 225 DOM
8. 2026-06-10
   days on market $129,900 Under Contract 223 DOM
9. 2026-06-09
   days on market $129,900 Under Contract 222 DOM
10. 2026-06-08
    days on market $129,900 Under Contract 221 DOM
11. 2026-06-07
    statusdays on market $129,900 Under Contract 220 DOM
12. 2026-06-03
    days on market $129,900 Active 216 DOM
13. 2026-06-02
    days on market $129,900 Active 215 DOM
14. 2026-06-01
    days on market $129,900 Active 214 DOM
15. 2026-05-31
    pricedays on market $129,900 Active 213 DOM
16. 2026-05-30
    days on market $140,000 Active 212 DOM
17. 2026-02-02
    price $140,000 1184-char remark

    Show marketing remark (1184 chars)

    Discover the potential of this charming two-story duplex at 1530–1532 W Barker Avenue—a perfect opportunity for investors or owner-occupants looking for rental income. Full of character and classic details, this property offers two spacious units with great layouts and functional living spaces. The upstairs unit features 2 bedrooms, a roomy living area with a walk-in coat closet, a full bath, and an adorable, efficient kitchen. Step out onto the private balcony—an added bonus that tenants will love. The main floor unit includes 3 bedrooms, a bright living room, and a separate family room—ideal for a home office or playroom. A full bath, a second cute and practical kitchen, and generous closet space round out this inviting unit. The spacious basement offers plenty of storage along with a shared laundry area. Outside, you’ll find a nice backyard and a detached garage for added convenience. With its proximity to Bradley University and a layout that appeals to both students and long-term renters, this duplex is a smart, income-producing investment that’s hard to beat. Don’t miss your chance to own this character-filled property!

18. 2025-12-03
    price $145,000 1184-char remark

    Show marketing remark (1184 chars)

    Discover the potential of this charming two-story duplex at 1530–1532 W Barker Avenue—a perfect opportunity for investors or owner-occupants looking for rental income. Full of character and classic details, this property offers two spacious units with great layouts and functional living spaces. The upstairs unit features 2 bedrooms, a roomy living area with a walk-in coat closet, a full bath, and an adorable, efficient kitchen. Step out onto the private balcony—an added bonus that tenants will love. The main floor unit includes 3 bedrooms, a bright living room, and a separate family room—ideal for a home office or playroom. A full bath, a second cute and practical kitchen, and generous closet space round out this inviting unit. The spacious basement offers plenty of storage along with a shared laundry area. Outside, you’ll find a nice backyard and a detached garage for added convenience. With its proximity to Bradley University and a layout that appeals to both students and long-term renters, this duplex is a smart, income-producing investment that’s hard to beat. Don’t miss your chance to own this character-filled property!

19. 2025-10-30
    listed $150,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    Discover the potential of this charming two-story duplex at 1530–1532 W Barker Avenue—a perfect opportunity for investors or owner-occupants looking for rental income. Full of character and classic details, this property offers two spacious units with great layouts and functional living spaces. The upstairs unit features 2 bedrooms, a roomy living area with a walk-in coat closet, a full bath, and an adorable, efficient kitchen. Step out onto the private balcony—an added bonus that tenants will love. The main floor unit includes 3 bedrooms, a bright living room, and a separate family room—ideal for a home office or playroom. A full bath, a second cute and practical kitchen, and generous closet space round out this inviting unit. The spacious basement offers plenty of storage along with a shared laundry area. Outside, you’ll find a nice backyard and a detached garage for added convenience. With its proximity to Bradley University and a layout that appeals to both students and long-term renters, this duplex is a smart, income-producing investment that’s hard to beat. Don’t miss your chance to own this character-filled property!

20. 2024-04-28
    historical $1,100
21. 2024-04-09
    listed $1,100
22. 2003-08-29
    soldstatus $94,000

ⓘ 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: $4,339 · $362/mo
• Projected year-2 tax: $4,339 · $362/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 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: $31,044
• − Mortgage interest: −$7,276
• − Property taxes: −$4,339
• − Insurance: −$650
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$3,779
• Taxable income: $10,033
• Est. tax owed @ 24.0%: −$2,408
• After-tax cash flow: $8,954/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• 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

+48.9% since first listed

6 events — show timeline

• 2026-02-02 Price Changed $140,000 RMLSA as Distributed by MLS Grid
• 2025-12-03 Price Changed $145,000 RMLSA as Distributed by MLS Grid
• 2025-10-30 Listed $150,000 RMLSA as Distributed by MLS Grid
• 2024-04-28 Rental Removed $1,100 RMLSA
• 2024-04-09 Listed for Rent $1,100 RMLSA
• 2003-08-29 Sold (Public Records) $94,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $4,339 · +4.8% YoY. Source: county tax records.