3112 Greenwood Pl · Peoria, IL 61615

$65,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 23 Days on market

Built 1940 0.28 ac lot Est $106k · 39% 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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS TAKE NOTE! QUICK CASH FLOW OPPORTUNITY! CURRENTLY RENTED FOR $650 PER MONTH! CENTRALLY LOCATED IN PEORIA NEAR SHOPPING, DINING & ENTERTAINMENT! TENANT PAYS RENT PLUS ALL UTILITIES! TAKE THE TOUR TODAY!

Key facts

• Newer hvac systems
• Large yard
• Full basement

Tags

• LARGE YARD
• FULL BASEMENT
• NEWER HVAC SYSTEMS

Property features AI

Finance

• Other: Subdivision: Golden Acres; Zoned residential; Additional lot dimensions: 50 x 120 + 50 x 120
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1940
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Extra lot; Paved road access; Shingle roof

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood in living, dining, and kitchen areas; Laminate in bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; High-speed internet

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$106,428) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.79% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $106,428
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 W Eugenie Ave	0.37mi	2/1.0	761 (+5%)	6mo	$115,000	$151	69
4425 N Carola Ct	0.47mi	2/1.0	768 (+6%)	9mo	$95,000	$124	60
5110 N Hamilton Rd	0.70mi	2/1.0	720 (-1%)	9mo	$84,000	$117	59
3526 W Sylvan Ln	0.41mi	1/1.0 (-1)	696 (-4%)	24mo	$36,828	$53	50
5225 N Hamilton Rd	0.75mi	2/1.0	768 (+6%)	8mo	$120,000	$156	48
2731 W Overhill Rd	0.69mi	2/1.0	780 (+8%)	14mo	$115,000	$147	43

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $12,752
• Equity at exit: $9,692

10-year hold

• IRR: 25.9%
• Equity multiple: 3.27×
• Total profit: $41,319
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $364

Break-even live

Break-even rent $703

Max offer price $65,000

Occupancy floor 64%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	13d	3	0.63mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	13d	1	0.86mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	13d	17	1.33mi

Listing history 26 events

1. 2026-06-19
   days on market $65,000 Active 23 DOM
2. 2026-06-18
   days on market $65,000 Active 22 DOM
3. 2026-06-17
   days on market $65,000 Active 21 DOM
4. 2026-06-16
   days on market $65,000 Active 20 DOM
5. 2026-06-15
   days on market $65,000 Active 19 DOM
6. 2026-06-14
   days on market $65,000 Active 17 DOM
7. 2026-06-13
   days on market $65,000 Active 16 DOM
8. 2026-06-10
   days on market $65,000 Active 14 DOM
9. 2026-06-09
   days on market $65,000 Active 13 DOM
10. 2026-06-08
    days on market $65,000 Active 12 DOM
11. 2026-06-07
    days on market $65,000 Active 11 DOM
12. 2026-06-03
    days on market $65,000 Active 7 DOM
13. 2026-06-02
    days on market $65,000 Active 6 DOM
14. 2026-06-01
    days on market $65,000 Active 5 DOM
15. 2026-05-31
    days on market $65,000 Active 4 DOM
16. 2026-05-30
    days on market $65,000 Active 3 DOM
17. 2026-05-27
    listed $65,000 Active
18. 2022-06-09
    soldstatus $54,900
19. 2022-06-03
    soldstatus $54,900 Closed 215-char remark

    Show marketing remark (215 chars)

    INVESTORS TAKE NOTE! QUICK CASH FLOW OPPORTUNITY! CURRENTLY RENTED FOR $650 PER MONTH! CENTRALLY LOCATED IN PEORIA NEAR SHOPPING, DINING & ENTERTAINMENT! TENANT PAYS RENT PLUS ALL UTILITIES! TAKE THE TOUR TODAY!

20. 2022-05-08
    status Pending 215-char remark

    Show marketing remark (215 chars)

    INVESTORS TAKE NOTE! QUICK CASH FLOW OPPORTUNITY! CURRENTLY RENTED FOR $650 PER MONTH! CENTRALLY LOCATED IN PEORIA NEAR SHOPPING, DINING & ENTERTAINMENT! TENANT PAYS RENT PLUS ALL UTILITIES! TAKE THE TOUR TODAY!

21. 2022-04-29
    listed $54,900 Active 215-char remark

    Show marketing remark (215 chars)

    INVESTORS TAKE NOTE! QUICK CASH FLOW OPPORTUNITY! CURRENTLY RENTED FOR $650 PER MONTH! CENTRALLY LOCATED IN PEORIA NEAR SHOPPING, DINING & ENTERTAINMENT! TENANT PAYS RENT PLUS ALL UTILITIES! TAKE THE TOUR TODAY!

22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2011-08-16
    soldstatus $30,000
25. 2011-08-15
    soldstatus $30,000
26. 2011-05-04
    listed $37,000

ⓘ 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 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: $13,975
• − Mortgage interest: −$3,641
• − Property taxes: −$2,253
• − Insurance: −$325
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,891
• Taxable income: $3,629
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,501/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

+75.7% since first listed

10 events — show timeline

• 2026-05-27 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2022-06-09 Sold (Public Records) $54,900 Public Records
• 2022-06-03 Sold (MLS) $54,900 RMLSA as Distributed by MLS Grid
• 2022-05-08 Pending — RMLSA as Distributed by MLS Grid
• 2022-04-29 Listed $54,900 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
• 2011-08-16 Sold (Public Records) $30,000 Public Records
• 2011-08-15 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2011-05-04 Listed $37,000 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $2,253 · +4.8% YoY. Source: county tax records.