125 SW Jefferson Ave Unit W3 NE · Peoria, IL 61602

$99,900

1 bd · 1.5 ba · 1,199 sqft · Condo · 31 Days on market

Built 1984 Good condition $83/sqft · 8% below area Est $109k · 8% under $462/mo HOA · 27% of rent ↓ 10% 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 +22.9/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

Key facts

• Views of downtown
• $462 HOA
• Garage

Tags

• VIEWS OF DOWNTOWN
• HISTORIC PEORIA CITY HALL

Property features AI

Finance

• Other: Subdivision: Twin Towers; Directions reference: Jefferson and Fulton
• HOA & community: Monthly association fee of $462; HOA covers snow removal, common area maintenance, common area taxes, utilities and lawn care

Exterior

• Parking: Parking garage (no private garage spaces)
• Utilities: Public water; Public sewer
• Home design: Attached property; One-story unit within a 4-story building; Built in 1984
• Construction: 1984 construction
• Exterior features: Corner, level lot; Paved road access; Other-type roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: One bedroom on the main level (approx. 15' x 15')
• Flooring: Luxury vinyl plank flooring in bedroom, living room and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating; Electric water heater
• Interior features: Refrigerator included; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: The Elise Ford Allen Academy (math 0% / reading 2%, grade F, #2,052 of 2,056 statewide, top 100%, 624 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); 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.
• Zoned-school proficiency averages 28% at this address vs 12% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $691 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.68% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $108,806
• List price: $99,900
• Delta: -8.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,715
• Equity at exit: $14,895

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $11,527
• Equity at exit: $8,638

Cash invested: $27,972 (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 61602

• Home prices YoY: -4.9%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$462
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $175

Break-even live

Break-even rent $1,459

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $244	-5% $210	+0% $175	+5% $141	+10% $106
Rent	-10% $43	-5% $109	+0% $175	+5% $242	+10% $308
Rate	-1.0pp $226	-0.5pp $201	base $175	+0.5pp $149	+1.0pp $123

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	0.01mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	15d	1	0.01mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	22d	1	0.01mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	15d	1	0.47mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	0.61mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	15d	1	0.65mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	45d	1	0.73mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	15d	1	0.73mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	0.81mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	15d	1	0.95mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	1.14mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	15d	1	1.21mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.22mi

HOA detail condo

• Monthly dues: $462 · $5,544/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-14
   statusdays on market $99,900 Pending 31 DOM
2. 2026-06-13
   days on market $99,900 Active 30 DOM
3. 2026-06-10
   days on market $99,900 Active 28 DOM
4. 2026-06-09
   days on market $99,900 Active 27 DOM
5. 2026-06-08
   days on market $99,900 Active 26 DOM
6. 2026-06-07
   days on market $99,900 Active 25 DOM
7. 2026-06-03
   days on market $99,900 Active 21 DOM
8. 2026-06-02
   days on market $99,900 Active 20 DOM
9. 2026-06-01
   days on market $99,900 Active 19 DOM
10. 2026-05-31
    days on market $99,900 Active 18 DOM
11. 2026-05-30
    days on market $99,900 Active 17 DOM
12. 2026-05-13
    listed $99,900 Active 181-char remark
13. 2025-10-29
    soldstatus $57,000 Closed 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

14. 2025-10-29
    soldstatus $57,000 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

15. 2025-10-20
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

16. 2025-06-13
    price $80,000 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

17. 2025-04-01
    historical
18. 2025-03-31
    listed $111,500 Active 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

19. 2025-03-31
    listed $80,000 430-char remark

    Show marketing remark (430 chars)

    Easy living in this 1 bed/1.5 bath condo located on the 3rd level in iconic Twin Towers Place! Floor to ceiling windows throughout! Convenient access to Civic Center events, Peoria museum, the riverfront and all downtown Peoria has to offer. Secure building with doorman. Attached garage parking available for an additional fee. Pets welcome (under 20lbs). Previously rented for $1150/mo. Package pricing available, 4 total units.

20. 2024-10-29
    price
21. 2024-06-13
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,167
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$5,544
• − Depreciation: −$2,906
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,888/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 1-bedroom/1.5-bathroom condo in the Twin Towers Place is in good condition with a good layout and views. It would benefit from some interior updates to increase its value.

Value-add opportunities

• Both Painting the interior walls and updating the kitchen and bathroom fixtures — These updates would enhance the aesthetic appeal and functionality of the unit, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and updating the kitchen and bathroom fixtures — These updates would enhance the aesthetic appeal and functionality of the unit, making it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 114,670
• Population (ZIP): 977

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 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 4% Dominican 3%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% 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: ▼ -4.01%
• Current HPI: 77.5295
• Rent YoY: —
• Metro: —
• 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

-10.4% since first listed

11 events — show timeline

• 2026-06-13 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-13 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2025-10-29 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2025-10-29 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2025-10-20 Pending — RMLSA as Distributed by MLS Grid
• 2025-06-13 Price Changed $80,000 RMLSA as Distributed by MLS Grid
• 2025-04-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-03-31 Listed $80,000 MRED as Distributed by MLS Grid
• 2025-03-31 Listed $111,500 RMLSA as Distributed by MLS Grid
• 2024-10-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-13 Listed — RMLSA as Distributed by MLS Grid