1906 N Missouri Ave · Peoria, IL 61603

$25,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 87 Days on market

Built 1921 2,700 sqft lot $29/sqft · 39% below area Est $41k · 39% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home is being sold as is. Sold AS A PACKAGE with 1822 N Missouri, 1817 New York Ave, 1324 Underhill St, 2226 N Ellis Ave.

Key facts

• 2,700 sq ft lot
• Built 1921
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1921 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.13% ✓
• Cap rate: 35.84%
• Cash-on-cash: 105.52%
• DSCR: 5.69
• GRM: 2.0

CMA / ARV

• ARV (median comp): $41,102
• List price: $25,000
• Delta: -39.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 E Kansas St	0.22mi	2/1.0	896 (+4%)	2mo	$26,666	$30	82
412 E Republic St	0.18mi	2/1.0	925 (+7%)	1mo	$26,200	$28	79
1631 N Dechman Ave	0.27mi	2/1.0	956 (+11%)	0mo	$30,000	$31	69
603 E Thrush Ave	0.30mi	3/1.0 (+1)	960 (+11%)	3mo	$30,000	$31	60
1006 E Behrends Ave	0.45mi	2/1.0	775 (-10%)	2mo	$27,666	$36	60
2318 N Ellis St	0.74mi	2/1.0	842 (-2%)	3mo	$31,000	$37	59
2710 N California Ave	0.70mi	2/1.0	908 (+5%)	1mo	$35,100	$39	58
803 Caroline St	0.65mi	2/1.0	910 (+5%)	4mo	$49,000	$54	57
2314 N Ellis St	0.74mi	2/1.0	928 (+7%)	3mo	$18,500	$20	51
2318 N Flora Ave	0.69mi	2/1.0	768 (-11%)	2mo	$90,000	$117	47
2804 N Peoria Ave	0.74mi	2/1.0	768 (-11%)	3mo	$60,000	$78	44
112 E Gift Ave	0.60mi	3/2.0 (+1)	971 (+12%)	2mo	$90,000	$93	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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.10×
• Total profit: $35,696
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.97×
• Total profit: $83,815
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$131
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $616

Break-even live

Break-even rent $254

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $630	-5% $623	+0% $616	+5% $608	+10% $601
Rent	-10% $534	-5% $575	+0% $616	+5% $656	+10% $697
Rate	-1.0pp $628	-0.5pp $622	base $616	+0.5pp $609	+1.0pp $602

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	0.40mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.48mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	0.66mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	0.67mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	0.70mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	0.85mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	0.89mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	45d	1	0.91mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	45d	1	0.92mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	22d	1	0.94mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	0.96mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	45d	1	1.07mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	1.13mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	45d	1	1.14mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	14d	1	1.14mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.14mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	45d	1	1.15mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.25mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	1.25mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	1.26mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	45d	1	1.42mi

Listing history 24 events

1. 2026-06-19
   days on market $25,000 Active 87 DOM
2. 2026-06-18
   days on market $25,000 Active 86 DOM
3. 2026-06-17
   days on market $25,000 Active 85 DOM
4. 2026-06-16
   days on market $25,000 Active 84 DOM
5. 2026-06-15
   days on market $25,000 Active 83 DOM
6. 2026-06-14
   days on market $25,000 Active 81 DOM
7. 2026-06-13
   days on market $25,000 Active 80 DOM
8. 2026-06-10
   days on market $25,000 Active 78 DOM
9. 2026-06-09
   days on market $25,000 Active 77 DOM
10. 2026-06-08
    days on market $25,000 Active 76 DOM
11. 2026-06-07
    days on market $25,000 Active 75 DOM
12. 2026-06-03
    days on market $25,000 Active 71 DOM
13. 2026-06-02
    days on market $25,000 Active 70 DOM
14. 2026-06-01
    days on market $25,000 Active 69 DOM
15. 2026-05-31
    days on market $25,000 Active 68 DOM
16. 2026-05-30
    days on market $25,000 Active 67 DOM
17. 2026-03-24
    listed $28,990 Active 127-char remark

    Show marketing remark (127 chars)

    This home is being sold as is. Sold AS A PACKAGE with 1822 N Missouri, 1817 New York Ave, 1324 Underhill St, 2226 N Ellis Ave.

18. 2023-08-18
    soldstatus $25,000 Closed 237-char remark

    Show marketing remark (237 chars)

    2 bedroom, 1 bathroom home for sale in the heart of Peoria. Being sold AS IS. This listing can be purchased as part of a package of 9 properties. All data is deemed credible but not guaranteed. Contact your agent for more information.

19. 2023-07-20
    status Pending 237-char remark

    Show marketing remark (237 chars)

    2 bedroom, 1 bathroom home for sale in the heart of Peoria. Being sold AS IS. This listing can be purchased as part of a package of 9 properties. All data is deemed credible but not guaranteed. Contact your agent for more information.

20. 2023-07-14
    listed $27,500 Active 237-char remark

    Show marketing remark (237 chars)

    2 bedroom, 1 bathroom home for sale in the heart of Peoria. Being sold AS IS. This listing can be purchased as part of a package of 9 properties. All data is deemed credible but not guaranteed. Contact your agent for more information.

21. 2018-10-04
    soldstatus $276,000
22. 2000-11-16
    soldstatus $24,000
23. 2000-11-15
    soldstatus $24,000
24. 2000-03-24
    listed $30,900

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $706 · $59/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: $12,393
• − Mortgage interest: −$1,400
• − Property taxes: −$706
• − Insurance: −$125
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$727
• Taxable income: $7,451
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $5,598/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

-6.2% since first listed

8 events — show timeline

• 2026-03-24 Listed $28,990 RMLSA as Distributed by MLS Grid
• 2023-08-18 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2023-07-20 Pending — RMLSA as Distributed by MLS Grid
• 2023-07-14 Listed $27,500 RMLSA as Distributed by MLS Grid
• 2018-10-04 Sold (Public Records) $276,000 Public Records
• 2000-11-16 Sold (Public Records) $24,000 Public Records
• 2000-11-15 Sold (MLS) $24,000 RMLSA as Distributed by MLS Grid
• 2000-03-24 Listed $30,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $706 · +4.9% YoY. Source: county tax records.