1214 W Howett St · Peoria, IL 61605

$49,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 199 Days on market

Built 1850 6,300 sqft lot $50/sqft · 178% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Straightforward, dependable rental property with the bonus of a double lot—ideal for added privacy, parking, or future possibilities. A simple, solid choice for any investor’s portfolio.

Key facts

• Added privacy
• Double lot
• Future possibilities

Tags

• DOUBLE LOT
• ADDED PRIVACY
• FUTURE POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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: 42 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,072/mo this rent would consume 49% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $649 of equity ($339 loan paydown + $310 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $49k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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: 2.19% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.46%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $25,440
• List price: $49,000
• Delta: 92.61%
• 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
801 S Warren St	0.32mi	3/1.0	1,026 (+4%)	4mo	$11,000	$11	75
920 S Matthew St	0.41mi	3/1.0	980 (-1%)	14mo	$32,000	$33	68
1800 W Martin St	0.48mi	2/1.0 (-1)	968 (-2%)	5mo	$25,000	$26	66
1615 W Antoinette St	0.44mi	3/1.0	1,034 (+5%)	7mo	$79,000	$76	66
1713 W Smith St	0.51mi	2/1.0 (-1)	1,009 (+2%)	4mo	$35,250	$35	64
1200 S Matthew St	0.59mi	2/1.0 (-1)	980 (-1%)	5mo	$49,500	$51	62
800 S Greenlawn Ave	0.47mi	2/1.0 (-1)	944 (-4%)	10mo	$15,500	$16	58
2000 W Antoinette St	0.69mi	2/1.0 (-1)	924 (-6%)	2mo	$57,500	$62	50
1912 W Ann St	0.60mi	3/1.0	857 (-13%)	8mo	$44,000	$51	44
213 N Webster St	0.62mi	2/1.0 (-1)	852 (-14%)	2mo	$17,000	$20	42
2018 W Kettelle St	0.69mi	2/1.5 (-1)	888 (-10%)	12mo	$59,000	$66	34
1307 S Blaine St	0.72mi	2/1.0 (-1)	1,120 (+14%)	14mo	$34,750	$31	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.36×
• Total profit: $32,437
• Equity at exit: $15,798

10-year hold

• IRR: 48.7%
• Equity multiple: 6.70×
• Total profit: $78,144
• Equity at exit: $20,293

Cash invested: $13,720 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$257
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $508

Break-even live

Break-even rent $428

Max offer price $49,000

Occupancy floor 48%

Sensitivity live

Price	-10% $536	-5% $522	+0% $508	+5% $494	+10% $481
Rent	-10% $424	-5% $466	+0% $508	+5% $551	+10% $593
Rate	-1.0pp $533	-0.5pp $521	base $508	+0.5pp $496	+1.0pp $483

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	0.33mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.34mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.42mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	0.50mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	0.52mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	0.56mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.78mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	14d	1	0.83mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	14d	1	0.83mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.94mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	44d	1	0.94mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	0.99mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	1.06mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	44d	1	1.06mi
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	14d	1	1.10mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	14d	1	1.23mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	1.23mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.33mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	1.33mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	1.35mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.38mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	1.42mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $49,000 Active 199 DOM
2. 2026-06-18
   days on market $49,000 Active 198 DOM
3. 2026-06-17
   days on market $49,000 Active 197 DOM
4. 2026-06-16
   days on market $49,000 Active 196 DOM
5. 2026-06-15
   days on market $49,000 Active 195 DOM
6. 2026-06-14
   days on market $49,000 Active 193 DOM
7. 2026-06-13
   days on market $49,000 Active 192 DOM
8. 2026-06-10
   days on market $49,000 Active 190 DOM
9. 2026-06-09
   days on market $49,000 Active 189 DOM
10. 2026-06-08
    days on market $49,000 Active 188 DOM
11. 2026-06-07
    days on market $49,000 Active 187 DOM
12. 2026-06-03
    days on market $49,000 Active 183 DOM
13. 2026-06-02
    days on market $49,000 Active 182 DOM
14. 2026-06-01
    days on market $49,000 Active 181 DOM
15. 2026-05-31
    days on market $49,000 Active 180 DOM
16. 2026-05-30
    days on market $49,000 Active 179 DOM
17. 2026-02-15
    price $49,000 198-char remark

    Show marketing remark (198 chars)

    Straightforward, dependable rental property with the bonus of a double lot—ideal for added privacy, parking, or future possibilities. A simple, solid choice for any investor’s portfolio.

18. 2025-12-02
    listed $55,000 Active 198-char remark

    Show marketing remark (198 chars)

    Straightforward, dependable rental property with the bonus of a double lot—ideal for added privacy, parking, or future possibilities. A simple, solid choice for any investor’s portfolio.

19. 2022-04-06
    soldstatus $31,000
20. 2022-03-28
    soldstatus $8,500 208-char remark

    Show marketing remark (208 chars)

    This is a great double lot investment property. The other parcel id is 18-08-454-004. House is sold as is and everything stays. This home is great for a first time investor or a home to add to your portfolio.

21. 2022-02-03
    listed $10,000 208-char remark

    Show marketing remark (208 chars)

    This is a great double lot investment property. The other parcel id is 18-08-454-004. House is sold as is and everything stays. This home is great for a first time investor or a home to add to your portfolio.

22. 2021-08-06
    historical
23. 2021-08-06
    historical

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$190/yr (+$16/mo · 25.9%)

ⓘ 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 ≥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: $12,863
• − Mortgage interest: −$2,745
• − Property taxes: −$733
• − Insurance: −$245
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$1,425
• Taxable income: $5,657
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $4,743/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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 0.61)
• Race & ethnicity: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• 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

+390.0% since first listed

7 events — show timeline

• 2026-02-15 Price Changed $49,000 RMLSA as Distributed by MLS Grid
• 2025-12-02 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2022-04-06 Sold (Public Records) $31,000 Public Records
• 2022-03-28 Sold (MLS) $8,500 RMLSA as Distributed by MLS Grid
• 2022-02-03 Listed $10,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $733 · +4.8% YoY. Source: county tax records.