2129 N Wisconsin Ave · Peoria, IL 61603

$79,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 85 Days on market

Built 1900 3,049 sqft lot $67/sqft · 100% above area

---

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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

MOVE IN READY! This 3 bedroom (all on main level), 1 bathroom Bungalow style home has a Detached 1 Car Garage and Fenced yard. Upper level could be converted to more living space/extra bedroom. Updates include: Flooring, bathroom remodeled, interior paint, breaker box, and new Refrigerator & Stove all in 2026. Basement has interior access & a walk out cellar door and has potential for a 30x12 Family Room. There is Formal dining Area and space for an Eat in Kitchen too. Short walk to Glen Oak School and convenient to shops and restaurants. The home is easy to show and quick possession is possible. Come take your tour today!

Key facts

• New stove
• Fenced yard
• New refrigerator

Tags

• DETACHED 1 CAR GARAGE
• FENCED YARD
• BATHROOM REMODELED
• NEW REFRIGERATOR
• NEW STOVE
• SHORT WALK TO GLEN OAK SCHOOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $546 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 + 3.5% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $17k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $79k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1900 — 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: 1.25% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (median comp): $40,159
• List price: $79,000
• Delta: 96.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 N Wisconsin Ave	0.09mi	3/2.0 (+1)	1,217 (+4%)	0mo	$30,000	$25	81
2136 N Delaware St	0.12mi	3/1.0 (+1)	1,130 (-4%)	3mo	$47,500	$42	80
718 E Behrends Ave	0.30mi	3/1.0 (+1)	1,140 (-3%)	2mo	$71,000	$62	74
908 E Behrends Ave	0.31mi	3/1.5 (+1)	1,240 (+5%)	1mo	$65,000	$52	69
1507 NE Perry Ave	0.62mi	2/1.0	1,224 (+4%)	1mo	$77,500	$63	63
2624 N Prospect Rd	0.60mi	2/1.0	1,260 (+7%)	0mo	$74,500	$59	60
308 E Corrington Ave	0.67mi	2/1.0	1,284 (+9%)	2mo	$94,600	$74	52
1404 NE Glendale Ave	0.57mi	3/1.0 (+1)	1,292 (+10%)	2mo	$35,000	$27	50
1235 E Seneca Pl	0.62mi	3/1.0 (+1)	1,062 (-10%)	3mo	$62,000	$58	47
1305 NE Monroe St	0.72mi	2/1.0	1,042 (-11%)	1mo	$50,000	$48	47
1002 E Willcox Ave	0.55mi	3/2.0 (+1)	1,023 (-13%)	1mo	$89,000	$87	43
924 E Maywood Ave	0.66mi	2/1.0	1,000 (-15%)	3mo	$70,000	$70	42

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,385
• Equity at exit: $11,779

10-year hold

• IRR: 13.9%
• Equity multiple: 2.14×
• Total profit: $25,197
• Equity at exit: $6,830

Cash invested: $22,120 (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: 6.7×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$414
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $246

Break-even live

Break-even rent $672

Max offer price $79,000

Occupancy floor 70%

Sensitivity live

Price	-10% $291	-5% $269	+0% $246	+5% $224	+10% $202
Rent	-10% $169	-5% $208	+0% $246	+5% $285	+10% $324
Rate	-1.0pp $286	-0.5pp $266	base $246	+0.5pp $226	+1.0pp $205

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	0.34mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	0.38mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.38mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	0.40mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.51mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.67mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	0.78mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	0.97mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	0.97mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.14mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.15mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	1.16mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.17mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.20mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	22d	1	1.21mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	44d	1	1.23mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	1.26mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.31mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $79,000 Active 85 DOM
2. 2026-06-18
   days on market $79,000 Active 84 DOM
3. 2026-06-17
   days on market $79,000 Active 83 DOM
4. 2026-06-16
   days on market $79,000 Active 82 DOM
5. 2026-06-15
   days on market $79,000 Active 81 DOM
6. 2026-06-14
   days on market $79,000 Active 79 DOM
7. 2026-06-13
   pricedays on market $79,000 Active 78 DOM
8. 2026-06-10
   days on market $84,500 Active 76 DOM
9. 2026-06-09
   days on market $84,500 Active 75 DOM
10. 2026-06-08
    days on market $84,500 Active 74 DOM
11. 2026-06-07
    days on market $84,500 Active 73 DOM
12. 2026-06-03
    days on market $84,500 Active 69 DOM
13. 2026-06-02
    days on market $84,500 Active 68 DOM
14. 2026-06-01
    days on market $84,500 Active 67 DOM
15. 2026-05-31
    days on market $84,500 Active 66 DOM
16. 2026-05-30
    days on market $84,500 Active 65 DOM
17. 2026-05-06
    price $84,500 639-char remark

    Show marketing remark (639 chars)

    MOVE IN READY! This 3 bedroom (all on main level), 1 bathroom Bungalow style home has a Detached 1 Car Garage and Fenced yard. Upper level could be converted to more living space/extra bedroom. Updates include: Flooring, bathroom remodeled, interior paint, breaker box, and new Refrigerator & Stove all in 2026. Basement has interior access & a walk out cellar door and has potential for a 30x12 Family Room. There is Formal dining Area and space for an Eat in Kitchen too. Short walk to Glen Oak School and convenient to shops and restaurants. The home is easy to show and quick possession is possible. Come take your tour today!

18. 2026-04-21
    price $90,000 639-char remark

    Show marketing remark (639 chars)

    MOVE IN READY! This 3 bedroom (all on main level), 1 bathroom Bungalow style home has a Detached 1 Car Garage and Fenced yard. Upper level could be converted to more living space/extra bedroom. Updates include: Flooring, bathroom remodeled, interior paint, breaker box, and new Refrigerator & Stove all in 2026. Basement has interior access & a walk out cellar door and has potential for a 30x12 Family Room. There is Formal dining Area and space for an Eat in Kitchen too. Short walk to Glen Oak School and convenient to shops and restaurants. The home is easy to show and quick possession is possible. Come take your tour today!

19. 2026-03-26
    listed $96,000 Active 639-char remark

    Show marketing remark (639 chars)

    MOVE IN READY! This 3 bedroom (all on main level), 1 bathroom Bungalow style home has a Detached 1 Car Garage and Fenced yard. Upper level could be converted to more living space/extra bedroom. Updates include: Flooring, bathroom remodeled, interior paint, breaker box, and new Refrigerator & Stove all in 2026. Basement has interior access & a walk out cellar door and has potential for a 30x12 Family Room. There is Formal dining Area and space for an Eat in Kitchen too. Short walk to Glen Oak School and convenient to shops and restaurants. The home is easy to show and quick possession is possible. Come take your tour today!

20. 2005-09-02
    soldstatus $42,500
21. 2005-09-01
    soldstatus $42,500 190-char remark

    Show marketing remark (190 chars)

    VERY NEAT AND CLEAN BEST DESCRIBES THIS LARGE FAMILY HOME. ALL READY AND WAITING FOR NEW OWNERS. MANY UPDATES INCLUDE BATH, KITCHEN, CABINETS, WATER HEATER, ETC. MAKE YOUR APPOINTMENT TODAY.

22. 2005-07-19
    listed $44,900 190-char remark

    Show marketing remark (190 chars)

    VERY NEAT AND CLEAN BEST DESCRIBES THIS LARGE FAMILY HOME. ALL READY AND WAITING FOR NEW OWNERS. MANY UPDATES INCLUDE BATH, KITCHEN, CABINETS, WATER HEATER, ETC. MAKE YOUR APPOINTMENT TODAY.

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$395/yr (+$33/mo · 39.3%)

ⓘ 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: $11,807
• − Mortgage interest: −$4,425
• − Property taxes: −$1,004
• − Insurance: −$395
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,298
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,526/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

+88.2% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $84,500 RMLSA as Distributed by MLS Grid
• 2026-04-21 Price Changed $90,000 RMLSA as Distributed by MLS Grid
• 2026-03-26 Listed $96,000 RMLSA as Distributed by MLS Grid
• 2005-09-02 Sold (Public Records) $42,500 Public Records
• 2005-09-01 Sold (MLS) $42,500 RMLSA as Distributed by MLS Grid
• 2005-07-19 Listed $44,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $1,004 · +4.8% YoY. Source: county tax records.