1713 W Barker Ave · Peoria, IL 61606

$69,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 84 Days on market

Built 1916 4,752 sqft lot Est $135k · 49% under ↓ 26% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath, 1.5 Story home in historical area. Home features great front porch, original hardwood floors in the living room with built-in's, and great natural lighting, all original woodwork, brick fireplace, formal dining room, den/office space, and all 3 bedrooms on one level. Updates include furnace ('19), water heater ('17). Fenced in backyard with deck, and 1 car detached garage with shared driveway. This property is in an estate and sold "as-is" with no repairs.

Key facts

• Brick bungalow
• Formal dining room
• Classic woodwork

Tags

• BRICK BUNGALOW
• ORIGINAL HARDWOOD FLOORS
• ELEGANT BANISTER
• CLASSIC WOODWORK
• FORMAL DINING ROOM
• LARGE INFORMAL DINING AREA

Property features AI

Exterior

• Parking: Detached 1-car garage; On-street parking available; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1916; Two or more levels (basement, main, upper, additional level noted)
• Construction: Shingle roof; Originally constructed in 1916
• Exterior features: Fenced yard; Level lot; Lot dimensions about 36 x 132

Interior

• Kitchen: Kitchen on main level; Dishwasher
• Bedrooms: Three bedrooms (all on upper level); Primary bedroom approximately 15.0 x 12.0 with egress window; Second bedroom approximately 11.1 x 10.1 with egress window; Third bedroom approximately 11.1 x 10.0 with egress window
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen/dining areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Wood-burning fireplace (non-functional); Full, unfinished basement
• Laundry & utility: Basement laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 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.
• Market conditions: 33 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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).
• At $1,586/mo this rent would consume 49% 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 $477 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 + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $41k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $69k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (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 1916 — 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: 2.30% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $135,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 W Barker Ave	0.00mi	3/2.0	1,452 (0%)	1mo	$75,000	$52	95
1808 W Fredonia Ave	0.07mi	4/1.0 (+1)	1,340 (-8%)	8mo	$48,000	$36	72
2106 W Heading Ave	0.44mi	3/2.5	1,476 (+2%)	5mo	$102,000	$69	67
2026 W Heading Ave	0.43mi	3/2.0	1,565 (+8%)	0mo	$137,500	$88	63
302 N Sterling Ave	0.65mi	3/1.0	1,422 (-2%)	5mo	$145,000	$102	62
2008 W Clarke Ave	0.26mi	3/2.0	1,284 (-12%)	3mo	$119,000	$93	62
2111 W Laura Ave	0.43mi	4/2.0 (+1)	1,477 (+2%)	8mo	$140,000	$95	61
2019 W Edna Ct	0.53mi	3/2.0	1,540 (+6%)	9mo	$134,000	$87	54
2208 W Ayres Ave	0.43mi	2/1.5 (-1)	1,297 (-11%)	4mo	$120,000	$93	52
2507 W Ardmore Pl	0.67mi	3/2.0	1,328 (-8%)	9mo	$149,000	$112	43
1802 Butler St	0.75mi	3/1.0	1,611 (+11%)	7mo	$17,000	$11	41
609 N Iris Ct	0.67mi	2/1.0 (-1)	1,260 (-13%)	9mo	$130,000	$103	34

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: 36.1%
• Equity multiple: 2.53×
• Total profit: $29,636
• Equity at exit: $10,288

10-year hold

• IRR: 42.8%
• Equity multiple: 5.07×
• Total profit: $78,666
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$362
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $639

Break-even live

Break-even rent $777

Max offer price $69,000

Occupancy floor 55%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	0.05mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	44d	1	0.13mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	0.39mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	0.48mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	0.50mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	0.71mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.72mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	13d	1	0.81mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	0.88mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	1.13mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.14mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	13d	1	1.16mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	1.16mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	1.18mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.21mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	13d	1	1.27mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.28mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.31mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.32mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	13d	1	1.40mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	1.41mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	13d	1	1.47mi

Listing history 18 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   price $69,000
3. 2026-04-20
   price $75,000
4. 2026-04-07
   price $90,000
5. 2026-03-23
   price $95,000
6. 2026-02-20
   price $100,000
7. 2026-02-03
   listed $110,000 Active
8. 2021-08-06
   historical
9. 2020-10-02
   soldstatus $43,000 491-char remark

   Show marketing remark (491 chars)

   3 bedroom, 2 bath, 1.5 Story home in historical area. Home features great front porch, original hardwood floors in the living room with built-in's, and great natural lighting, all original woodwork, brick fireplace, formal dining room, den/office space, and all 3 bedrooms on one level. Updates include furnace ('19), water heater ('17). Fenced in backyard with deck, and 1 car detached garage with shared driveway. This property is in an estate and sold "as-is" with no repairs.

10. 2020-10-02
    soldstatus $43,000 491-char remark

    Show marketing remark (491 chars)

    3 bedroom, 2 bath, 1.5 Story home in historical area. Home features great front porch, original hardwood floors in the living room with built-in's, and great natural lighting, all original woodwork, brick fireplace, formal dining room, den/office space, and all 3 bedrooms on one level. Updates include furnace ('19), water heater ('17). Fenced in backyard with deck, and 1 car detached garage with shared driveway. This property is in an estate and sold "as-is" with no repairs.

11. 2020-06-09
    listed $50,000 491-char remark

    Show marketing remark (491 chars)

    3 bedroom, 2 bath, 1.5 Story home in historical area. Home features great front porch, original hardwood floors in the living room with built-in's, and great natural lighting, all original woodwork, brick fireplace, formal dining room, den/office space, and all 3 bedrooms on one level. Updates include furnace ('19), water heater ('17). Fenced in backyard with deck, and 1 car detached garage with shared driveway. This property is in an estate and sold "as-is" with no repairs.

12. 2020-06-09
    listed $50,000 491-char remark

    Show marketing remark (491 chars)

    3 bedroom, 2 bath, 1.5 Story home in historical area. Home features great front porch, original hardwood floors in the living room with built-in's, and great natural lighting, all original woodwork, brick fireplace, formal dining room, den/office space, and all 3 bedrooms on one level. Updates include furnace ('19), water heater ('17). Fenced in backyard with deck, and 1 car detached garage with shared driveway. This property is in an estate and sold "as-is" with no repairs.

13. 2004-09-16
    soldstatus $97,500
14. 2004-09-15
    soldstatus $97,500
15. 2004-04-15
    listed $102,500
16. 2001-08-27
    soldstatus $89,500
17. 2001-08-27
    soldstatus $89,500
18. 2001-06-01
    listed $93,500

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $2,678 · $223/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 3/10 Moderate FEMA zone X · 20% 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: $19,032
• − Mortgage interest: −$3,865
• − Property taxes: −$2,678
• − Insurance: −$345
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,007
• Taxable income: $7,091
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $5,968/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

-26.2% since first listed

18 events — show timeline

• 2026-04-29 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-28 Price Changed $69,000 RMLSA as Distributed by MLS Grid
• 2026-04-20 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-04-07 Price Changed $90,000 RMLSA as Distributed by MLS Grid
• 2026-03-23 Price Changed $95,000 RMLSA as Distributed by MLS Grid
• 2026-02-20 Price Changed $100,000 RMLSA as Distributed by MLS Grid
• 2026-02-03 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-10-02 Sold (MLS) $43,000 RMLSA as Distributed by MLS Grid
• 2020-10-02 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2020-06-09 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2020-06-09 Listed $50,000 MRED as Distributed by MLS Grid
• 2004-09-16 Sold (Public Records) $97,500 Public Records
• 2004-09-15 Sold (MLS) $97,500 RMLSA as Distributed by MLS Grid
• 2004-04-15 Listed $102,500 RMLSA as Distributed by MLS Grid
• 2001-08-27 Sold (Public Records) $89,500 Public Records
• 2001-08-27 Sold (MLS) $89,500 RMLSA as Distributed by MLS Grid
• 2001-06-01 Listed $93,500 RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $2,678 · +4.8% YoY. Source: county tax records.