3905 N Vincent Ave · Peoria Heights, IL 61616

$175,000

5 bd · 2.0 ba · 1,640 sqft · MultiFamily public records · 113 Days on market

Built 1930 6,534 sqft lot $107/sqft · 13% above area Est $155k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.0/10.0
• 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

Rare opportunity in this duplex in the Heights! Both units are two bedroom, one bathrooms that are fully occupied! Great location, just moments away from tons of dining and shopping options! Don’t miss the chance to add this gem to your portfolio! Schedule your tour today!!

Key facts

• Great location
• Fully occupied
• Duplex

Tags

• DUPLEX
• FULLY OCCUPIED
• GREAT LOCATION
• DINING AND SHOPPING OPTIONS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive. Per door: $377/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 8.8% in Peoria Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, crime F, amenities F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $2,596/mo this rent would consume 52% of the median local household income ($60k/yr) (locally 82% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (median comp): $155,127
• List price: $175,000
• Delta: 12.81%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $19,702
• Equity at exit: $26,093

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $79,300
• Equity at exit: $15,131

Cash invested: $49,000 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$918
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $753

Break-even live

Break-even rent $1,643

Max offer price $175,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,596
Total (2 units)			$2,596

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $175,000 Active 113 DOM
2. 2026-06-18
   days on market $175,000 Active 112 DOM
3. 2026-06-17
   days on market $175,000 Active 111 DOM
4. 2026-06-16
   days on market $175,000 Active 110 DOM
5. 2026-06-15
   days on market $175,000 Active 109 DOM
6. 2026-06-14
   days on market $175,000 Active 107 DOM
7. 2026-06-13
   days on market $175,000 Active 106 DOM
8. 2026-06-10
   days on market $175,000 Active 104 DOM
9. 2026-06-09
   days on market $175,000 Active 103 DOM
10. 2026-06-08
    days on market $175,000 Active 102 DOM
11. 2026-06-07
    days on market $175,000 Active 101 DOM
12. 2026-06-05
    days on market $175,000 Active 98 DOM
13. 2026-06-02
    days on market $175,000 Active 96 DOM
14. 2026-06-01
    days on market $175,000 Active 95 DOM
15. 2026-05-31
    days on market $175,000 Active 94 DOM
16. 2026-05-30
    days on market $175,000 Active 93 DOM
17. 2026-02-26
    listed $175,000 Active 280-char remark

    Show marketing remark (280 chars)

    Rare opportunity in this duplex in the Heights! Both units are two bedroom, one bathrooms that are fully occupied! Great location, just moments away from tons of dining and shopping options! Don’t miss the chance to add this gem to your portfolio! Schedule your tour today!!

18. 2023-02-28
    soldstatus $125,000 Closed 360-char remark

    Show marketing remark (360 chars)

    WOW! THIS DUPLEX IN THE HEIGHTS IS A RARE FIND! FULL OF CHARM & CHARACTER, THIS IS A PERFECT OPPORTUNITY TO ADD TO YOUR PORTFOLIO OR START YOUR PORTFOLIO IF YOU ARE A NEW INVESTOR. TENANTS ALREADY IN PLACE! GREAT LOCATION NEAR SHOPPING, DINING, & ENTERTAINMENT OF DOWNTOWN PEORIA HEIGHTS! GENERATING OVER $20K RENT INCOME ANNUALLY! TAKE THE TOUR TODAY!

19. 2023-01-19
    status Pending 360-char remark

    Show marketing remark (360 chars)

    WOW! THIS DUPLEX IN THE HEIGHTS IS A RARE FIND! FULL OF CHARM & CHARACTER, THIS IS A PERFECT OPPORTUNITY TO ADD TO YOUR PORTFOLIO OR START YOUR PORTFOLIO IF YOU ARE A NEW INVESTOR. TENANTS ALREADY IN PLACE! GREAT LOCATION NEAR SHOPPING, DINING, & ENTERTAINMENT OF DOWNTOWN PEORIA HEIGHTS! GENERATING OVER $20K RENT INCOME ANNUALLY! TAKE THE TOUR TODAY!

20. 2023-01-14
    listed $124,900 Active 360-char remark

    Show marketing remark (360 chars)

    WOW! THIS DUPLEX IN THE HEIGHTS IS A RARE FIND! FULL OF CHARM & CHARACTER, THIS IS A PERFECT OPPORTUNITY TO ADD TO YOUR PORTFOLIO OR START YOUR PORTFOLIO IF YOU ARE A NEW INVESTOR. TENANTS ALREADY IN PLACE! GREAT LOCATION NEAR SHOPPING, DINING, & ENTERTAINMENT OF DOWNTOWN PEORIA HEIGHTS! GENERATING OVER $20K RENT INCOME ANNUALLY! TAKE THE TOUR TODAY!

21. 2021-08-06
    historical
22. 2019-12-20
    soldstatus $60,000
23. 2019-12-13
    soldstatus $60,000
24. 2019-07-08
    listed $70,000

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $3,829 · $319/mo
• Expected delta: +$144/yr (+$12/mo · 3.9%)

ⓘ 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 ≥104°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: $31,152
• − Mortgage interest: −$9,803
• − Property taxes: −$3,685
• − Insurance: −$875
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$5,091
• Taxable income: $6,714
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $7,426/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+150.0% since first listed

8 events — show timeline

• 2026-02-26 Listed $175,000 RMLSA as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) $125,000 RMLSA as Distributed by MLS Grid
• 2023-01-19 Pending — RMLSA as Distributed by MLS Grid
• 2023-01-14 Listed $124,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-12-20 Sold (Public Records) $60,000 Public Records
• 2019-12-13 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2019-07-08 Listed $70,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $3,685 · +3.9% YoY. Source: county tax records.