4327 W Andover Dr · Peoria, IL 61615

$139,900

2 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 1 Days on market

Built 1979 6,098 sqft lot Est $170k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Completely updated 4 bedroom, 2 full bathroom home conveniently located just off Frostwood Pkwy. Amenities include; maintenance free vinyl siding, fenced backyard, large deck, interior completely repainted from top to bottom, new carpet in the living room-family room-and all 4 bedrooms, kitchen features white cabinet-tile flooring-new tops-new stainless steel appliances, new light fixtures, both bathrooms updated, high eff. gas furnace, central air, absolute move-in condition! $139,900

Key facts

• Large deck
• Updated bathrooms
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE DECK
• MAINTENANCE FREE VINYL SIDING
• NEW STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• HIGH EFF GAS FURNACE

Property features AI

Finance

• Other: Subdivision: Park East; Lot dimensions approx. 62 x 100
• HOA & community: No association fees indicated

Exterior

• Parking: No garage; paved parking and other parking available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; Shingle roof; Approximately 1,768 building area; Built in 1979
• Construction: Shingle roof; Structure built in 1979; Not new construction
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Refrigerator included; Tile flooring in the kitchen
• Bedrooms: 4 bedrooms (mix of main, upper, lower and basement levels); Bedroom sizes include: main level bedrooms approx. 13x11 and 11x10; lower level bedrooms approx. 12x11 and 11x10; Egress windows in three bedrooms
• Flooring: Carpet in multiple bedrooms and living areas; Luxury vinyl plank in lower-level family room; Tile in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; High-efficiency heating
• Laundry & utility: Laundry room on lower level (approx. 8x6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.6% below list).
• Recommended offer: $128k (8.6% below list) — sets the bar for 1% rule.

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: Charter Oak Primary School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 326 students, 0% FRL); Mark W Bills Middle School (math 12% / reading 17%, grade F, #517 of 665 statewide, top 79%, 262 students, 0% FRL); Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 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 25% at this address vs 12% district-wide (+12 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: 127 active listings in the ZIP; solid renter incomes; 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 $967 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $127,834 (8.6% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $169,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6403 N Talisman Ter	0.47mi	3/2.0 (+1)	1,700 (-4%)	4mo	$229,900	$135	59
4314 W Lora Ann Ln	0.58mi	3/2.0 (+1)	1,669 (-6%)	1mo	$165,000	$99	54
4120 W Carrousel Ln	0.44mi	3/2.0 (+1)	1,660 (-6%)	11mo	$215,000	$130	51
6602 N Randwick Rd	0.67mi	3/1.5 (+1)	1,704 (-4%)	10mo	$165,000	$97	48
3707 W Creighton Ter	0.69mi	3/1.0 (+1)	1,897 (+7%)	8mo	$176,500	$93	44
6713 N Fawndale Dr	0.69mi	3/2.5 (+1)	1,710 (-3%)	11mo	$155,000	$91	43
3813 W Brighton Ave	0.47mi	3/1.0 (+1)	1,533 (-13%)	11mo	$139,900	$91	42
3702 W Pagewood Dr	0.71mi	3/2.0 (+1)	1,664 (-6%)	10mo	$159,000	$96	39
3625 W Compton Ct	0.74mi	3/1.5 (+1)	1,678 (-5%)	13mo	$137,000	$82	39
6615 N Randwick Rd	0.67mi	3/1.5 (+1)	1,950 (+10%)	9mo	$155,000	$79	38
3702 W Creighton Ter	0.69mi	3/1.0 (+1)	1,603 (-9%)	12mo	$150,000	$94	37
6718 N Chateau Pl	0.72mi	3/2.0 (+1)	1,582 (-10%)	7mo	$210,000	$133	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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-20,406
• Equity at exit: $20,860

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-14,787
• Equity at exit: $12,096

Cash invested: $39,172 (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 61615

• Home prices YoY: -32.2%
• Active inventory: 127
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $35

Break-even live

Break-even rent $1,234

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $114	-5% $75	+0% $35	+5% $-4	+10% $-44
Rent	-10% $-66	-5% $-15	+0% $35	+5% $86	+10% $136
Rate	-1.0pp $106	-0.5pp $71	base $35	+0.5pp $-1	+1.0pp $-38

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-06
   listed $139,900 Active

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,685 · $224/mo
• Expected delta: +$491/yr (+$41/mo · 22.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,340
• − Mortgage interest: −$7,837
• − Property taxes: −$2,193
• − Insurance: −$700
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,070
• Taxable loss: −$1,914
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $881/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): 23,523
• Household income: $79,817
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 833.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Black 8% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 83% English-only · Other Indo-European 4% Spanish 4% Chinese 3%

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: ▼ -79.30%
• Current HPI: 166.9745
• 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

2 events — show timeline

• 2026-05-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-06 Listed $139,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2024): $2,193 · +4.8% YoY. Source: county tax records.