739 E Lake Ave · Peoria Heights, IL 61616

$79,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 15 Days on market

Built 1935 4,791 sqft lot $75/sqft · 19% below area Est $98k · 19% under

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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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2 bedroom home in popular Peoria Heights! Updated vinyl siding and windows. Charming covered front porch leads into a tiled entry in the living room. Eat-in kitchen features updated oak cabinets plus a breakfast bar. Convenient main floor laundry in the eating area plus hook-ups in the basement if desired. Primary bedroom has an adjoining bathroom & lighted closet. French doors off the kitchen into the front bedroom. Fully applianced. Back roof shingles apropox. 3 years old. Water heater 2015. Updated electrical panel (circuit breakers). Large 19’ x 11’ patio.

Key facts

• 4,791 sq ft lot
• Built 1935
• Listed 15 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1935; Residential zoning
• Construction: Shingle roof
• Exterior features: Replacement windows; Paved road frontage; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (both on main level; Bedroom 1 approx. 12 x 8 with laminate flooring and egress window; Bedroom 2 approx. 11 x 7 with carpet and egress window)
• Flooring: Laminate in primary bedroom and living areas; Carpet in bedroom 2; Vinyl in dining room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit(s); Gas water heater (heating-related appliance listed)
• Interior features: Cable available; Ceiling fan(s); Full unfinished basement with egress window
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 8.8% in Peoria Heights — 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 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: crime F, amenities F, commute 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.
• Zoned schools: Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (median comp): $98,374
• List price: $79,900
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 E Rouse Ave	0.34mi	2/1.0	1,044 (-2%)	1mo	$164,000	$157	80
624 E Paris Ave	0.60mi	2/1.0	1,074 (+1%)	2mo	$67,000	$62	68
903 E Lake Ave	0.08mi	3/2.0 (+1)	1,161 (+9%)	6mo	$175,000	$151	67
1010 E Moneta Ave	0.20mi	3/1.0 (+1)	975 (-8%)	7mo	$85,000	$87	66
4212 N Prospect Rd	0.42mi	2/1.0	979 (-8%)	3mo	$100,500	$103	64
1006 E Euclid Ave	0.64mi	2/1.0	1,064 (0%)	7mo	$101,000	$95	64
718 E London Ave	0.67mi	2/1.0	1,103 (+4%)	1mo	$67,000	$61	62
1002 E Samuel Ave	0.43mi	2/1.0	968 (-9%)	5mo	$130,000	$134	61
1216 E Duryea Ave	0.47mi	1/1.0 (-1)	1,008 (-5%)	7mo	$138,000	$137	58
1118 E London Ave	0.72mi	2/2.0	1,116 (+5%)	2mo	$139,900	$125	53
1404 E Moneta Ave	0.55mi	2/1.0	952 (-10%)	6mo	$135,000	$142	52
4209 N Grand Blvd	0.64mi	2/2.5	1,206 (+13%)	0mo	$145,000	$120	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $23,041
• Equity at exit: $11,913

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $66,499
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$419
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $565

Break-even live

Break-even rent $724

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $610	-5% $587	+0% $565	+5% $542	+10% $519
Rent	-10% $451	-5% $508	+0% $565	+5% $621	+10% $678
Rate	-1.0pp $605	-0.5pp $585	base $565	+0.5pp $544	+1.0pp $523

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	0.12mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	14d	1	0.25mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	0.40mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	0.43mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	0.52mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	0.59mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	14d	1	0.77mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	0.78mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	21d	1	0.78mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.78mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	1.22mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	1.22mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	14d	1	1.25mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.35mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.39mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	1.45mi

Listing history 15 events

1. 2026-06-08
   status $79,900 Pending 15 DOM
2. 2026-06-07
   days on market $79,900 Active 15 DOM
3. 2026-06-05
   days on market $79,900 Active 12 DOM
4. 2026-06-02
   days on market $79,900 Active 10 DOM
5. 2026-06-01
   days on market $79,900 Active 9 DOM
6. 2026-05-31
   days on market $79,900 Active 8 DOM
7. 2026-05-30
   days on market $79,900 Active 7 DOM
8. 2026-04-22
   historical $79,900
9. 2023-07-06
   soldstatus $65,000
10. 2023-06-30
    soldstatus $65,000 Closed 593-char remark

    Show marketing remark (593 chars)

    Affordable 2 bedroom home in popular Peoria Heights! Updated vinyl siding and windows. Charming covered front porch leads into a tiled entry in the living room. Eat-in kitchen features updated oak cabinets plus a breakfast bar. Convenient main floor laundry in the eating area plus hook-ups in the basement if desired. Primary bedroom has an adjoining bathroom & lighted closet. French doors off the kitchen into the front bedroom. Fully applianced. Back roof shingles apropox. 3 years old. Water heater 2015. Updated electrical panel (circuit breakers). Large 19’ x 11’ patio.

11. 2023-05-31
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Affordable 2 bedroom home in popular Peoria Heights! Updated vinyl siding and windows. Charming covered front porch leads into a tiled entry in the living room. Eat-in kitchen features updated oak cabinets plus a breakfast bar. Convenient main floor laundry in the eating area plus hook-ups in the basement if desired. Primary bedroom has an adjoining bathroom & lighted closet. French doors off the kitchen into the front bedroom. Fully applianced. Back roof shingles apropox. 3 years old. Water heater 2015. Updated electrical panel (circuit breakers). Large 19’ x 11’ patio.

12. 2023-05-30
    listed $64,900 Active 593-char remark

    Show marketing remark (593 chars)

    Affordable 2 bedroom home in popular Peoria Heights! Updated vinyl siding and windows. Charming covered front porch leads into a tiled entry in the living room. Eat-in kitchen features updated oak cabinets plus a breakfast bar. Convenient main floor laundry in the eating area plus hook-ups in the basement if desired. Primary bedroom has an adjoining bathroom & lighted closet. French doors off the kitchen into the front bedroom. Fully applianced. Back roof shingles apropox. 3 years old. Water heater 2015. Updated electrical panel (circuit breakers). Large 19’ x 11’ patio.

13. 2014-12-18
    soldstatus $47,000
14. 2014-12-17
    soldstatus $46,700
15. 2014-10-24
    listed $49,900

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$189/yr (+$16/mo · 13.1%)

ⓘ 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: $17,264
• − Mortgage interest: −$4,476
• − Property taxes: −$1,436
• − Insurance: −$400
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,324
• Taxable income: $5,865
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,367/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

+60.1% since first listed

13 events — show timeline

• 2026-06-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-23 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2026-05-21 Coming Soon $79,900 RMLSA as Distributed by MLS Grid
• 2026-05-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-05-21 Listed — RMLSA as Distributed by MLS Grid
• 2026-04-22 Coming Soon — RMLSA as Distributed by MLS Grid
• 2023-07-06 Sold (Public Records) $65,000 Public Records
• 2023-06-30 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2023-05-31 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-30 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) $47,000 Public Records
• 2014-12-17 Sold (MLS) $46,700 RMLSA as Distributed by MLS Grid
• 2014-10-24 Listed $49,900 RMLSA as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2025): $1,436 · +6.5% YoY. Source: county tax records.