317 E Frances Ave · Peoria, IL 61614

$124,900

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 11 Days on market

Built 1910 0.25 ac lot Est $121k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't let the size fool you—this well-maintained ranch offers more space & potential than meets the eye. Hrwd flrs are believed to be under the carpeting, providing an opportunity to create the charming cottage-style home you've been looking for. The full unfinised bsmt already has framing in place, offering excellent possibilities for future finishing & add'l living space. Many major updates have been completed, incl the kitchen, bathroom, roof shingles, windows, siding, gutters, downspouts, overhead garage door on the attached garage, kitchen entry door, & water heater. The furnace age is unknown, but has been professionally serviced & maintained annually. A b

Key facts

• 0.25 acre lot
• 4 garage spots
• Built 1910

Property features AI

Finance

• Other: Subdivision: Parkway; Directions: N on Knoxville, E on Frances

Exterior

• Parking: Attached garage; Detached garage; Oversized garage; Four garage spaces; Detached garage described as an additional room
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Built in 1910; Living area approximately 980
• Construction: Shingle roof; Not new construction
• Exterior features: Level to sloped lot; Paved road access; Breeze way

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Carpet in bedrooms and living room; Luxury vinyl plank in kitchen; Other flooring in basement recreation areas and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Ceiling fan(s); Full, unfinished basement
• Laundry & utility: Washer; Dryer; Separate laundry room (basement level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.8% 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+, 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: 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 32% at this address vs 12% district-wide (+20 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: Rents rising fast (+10.3%/yr); 150 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 $864 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1910 — 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $120,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5216 N Roberts Rd	0.05mi	2/1.0 (-1)	738 (-5%)	2mo	$124,000	$168	82
5128 N Roberts Dr	0.10mi	3/1.0	848 (+9%)	7mo	$125,000	$147	75
5122 N Willard Rd	0.12mi	2/1.0 (-1)	720 (-8%)	6mo	$105,000	$146	71
5517 N Humboldt Ave	0.20mi	2/1.0 (-1)	752 (-4%)	11mo	$116,200	$155	70
5209 N Glen Elm Dr	0.12mi	2/1.0 (-1)	676 (-13%)	0mo	$110,000	$163	67
5215 N Glen Elm Dr	0.10mi	2/1.0 (-1)	676 (-13%)	9mo	$105,200	$156	61
5008 N Best St	0.28mi	2/1.0 (-1)	676 (-13%)	2mo	$124,900	$185	58
5002 Glen Elm Dr	0.33mi	2/1.0 (-1)	676 (-13%)	1mo	$133,000	$197	56
5014 N Best St	0.27mi	2/1.0 (-1)	676 (-13%)	6mo	$87,500	$129	56
615 E Marietta Ave	0.66mi	2/1.0 (-1)	784 (+0%)	12mo	$100,000	$128	53
4405 N Independence Ave	0.72mi	2/1.0 (-1)	780 (0%)	12mo	$70,000	$90	51
515 E Marietta Ave	0.64mi	2/2.0 (-1)	736 (-6%)	2mo	$104,900	$143	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $4,130
• Equity at exit: $18,623

10-year hold

• IRR: 16.8%
• Equity multiple: 2.71×
• Total profit: $59,699
• Equity at exit: $10,799

Cash invested: $34,972 (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 61614

• Home prices YoY: -29.1%
• Rents YoY: 10.3%
• Active inventory: 150
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$655
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $264

Break-even live

Break-even rent $1,096

Max offer price $124,900

Occupancy floor 77%

Sensitivity live

Price	-10% $334	-5% $299	+0% $264	+5% $228	+10% $193
Rent	-10% $151	-5% $207	+0% $264	+5% $320	+10% $377
Rate	-1.0pp $327	-0.5pp $295	base $264	+0.5pp $231	+1.0pp $198

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	14d	1	0.20mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	0.33mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.48mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.66mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	0.75mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	0.83mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	0.86mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	0.91mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	14d	1	0.92mi
622 W Laclaire Ln Unit 622 Peoria, IL	2.0	1.0	900	$1,210	$1.34	44d	1	1.16mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	1.29mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	1.31mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	21d	1	1.32mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	1.35mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	44d	1	1.36mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.41mi

Listing history 12 events

1. 2026-06-19
   days on market $124,900 Active 11 DOM
2. 2026-06-18
   days on market $124,900 Active 10 DOM
3. 2026-06-17
   days on market $124,900 Active 9 DOM
4. 2026-06-16
   days on market $124,900 Active 8 DOM
5. 2026-06-15
   days on market $124,900 Active 7 DOM
6. 2026-06-14
   days on market $124,900 Active 5 DOM
7. 2026-06-13
   days on market $124,900 Active 4 DOM
8. 2026-06-10
   days on market $124,900 Active 2 DOM
9. 2026-06-09
   statusdays on market $124,900 Active 1 DOM
10. 2026-06-08
    days on market $124,900 Coming Soon 5 DOM
11. 2026-06-07
    remarks 677-char remark
12. 2026-06-07
    listed $124,900 Coming Soon 4 DOM

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: +$465/yr (+$39/mo · 24.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,156
• − Mortgage interest: −$6,996
• − Property taxes: −$1,905
• − Insurance: −$624
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,633
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,863/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): 27,370
• Household income: $66,924
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1179.0

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 (70%)
• Race & ethnicity: White 70% Black 17% Two or more races 5% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 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: ▼ -76.07%
• Current HPI: 185.122
• Rent YoY: ▲ 10.35%
• 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

1 event — show timeline

• 2026-06-04 Coming Soon $124,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,905 · +11.6% YoY. Source: county tax records.