1817 N New York Ave · Peoria, IL 61603

$49,000

3 bd · 2.0 ba · 984 sqft · SingleFamily public records · 87 Days on market

Built 2001 7,500 sqft lot $50/sqft · 28% above area Est $57k · 14% under

---

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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is sold as is. This home is being SOLD AS A PACKAGE with 1817 N New York Ave, 1822 N Missouri, 1906 N Missouri, 2226 N Ellis

Key facts

• 7,500 sq ft lot
• Built 2001
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/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: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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+, 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k 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 + 3.5% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $19k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.25% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.66
• GRM: 3.7

CMA / ARV

• ARV (median comp): $57,019
• List price: $49,000
• Delta: -14.06%
• 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
603 E Thrush Ave	0.36mi	3/1.0	960 (-2%)	3mo	$30,000	$31	73
1631 N Dechman Ave	0.31mi	2/1.0 (-1)	956 (-3%)	0mo	$30,000	$31	72
618 E Republic St	0.27mi	4/2.0 (+1)	1,016 (+3%)	6mo	$21,000	$21	71
412 E Republic St	0.27mi	2/1.0 (-1)	925 (-6%)	1mo	$26,200	$28	68
716 E Kansas St	0.16mi	2/1.0 (-1)	896 (-9%)	2mo	$26,666	$30	67
606 E Arcadia Ave	0.40mi	4/1.0 (+1)	962 (-2%)	2mo	$38,000	$40	67
112 E Gift Ave	0.72mi	3/2.0	971 (-1%)	2mo	$90,000	$93	62
1305 NE Monroe St	0.62mi	2/1.0 (-1)	1,042 (+6%)	1mo	$50,000	$48	52
803 Caroline St	0.52mi	2/1.0 (-1)	910 (-8%)	4mo	$49,000	$54	51
2136 N Delaware St	0.43mi	3/1.0	1,130 (+15%)	3mo	$47,500	$42	49
2512 N Maryland St	0.70mi	3/1.5	1,070 (+9%)	7mo	$59,875	$56	45
1619 NE Glendale Ave	0.61mi	2/1.0 (-1)	1,098 (+12%)	5mo	$45,000	$41	39

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.45×
• Total profit: $19,936
• Equity at exit: $7,306

10-year hold

• IRR: 41.3%
• Equity multiple: 5.01×
• Total profit: $55,042
• Equity at exit: $4,237

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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$257
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $428

Break-even live

Break-even rent $562

Max offer price $49,000

Occupancy floor 56%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	0.32mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.62mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	0.73mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.75mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.85mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	0.91mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.06mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.07mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.09mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	1.11mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.11mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	21d	1	1.13mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	13d	1	1.13mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.17mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	44d	1	1.21mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	1.22mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.26mi

Listing history 32 events

1. 2026-06-19
   days on market $49,000 Active 87 DOM
2. 2026-06-18
   days on market $49,000 Active 86 DOM
3. 2026-06-17
   days on market $49,000 Active 85 DOM
4. 2026-06-16
   days on market $49,000 Active 84 DOM
5. 2026-06-15
   days on market $49,000 Active 83 DOM
6. 2026-06-14
   days on market $49,000 Active 81 DOM
7. 2026-06-13
   days on market $49,000 Active 80 DOM
8. 2026-06-10
   days on market $49,000 Active 78 DOM
9. 2026-06-09
   days on market $49,000 Active 77 DOM
10. 2026-06-08
    days on market $49,000 Active 76 DOM
11. 2026-06-07
    days on market $49,000 Active 75 DOM
12. 2026-06-03
    days on market $49,000 Active 71 DOM
13. 2026-06-02
    days on market $49,000 Active 70 DOM
14. 2026-06-01
    days on market $49,000 Active 69 DOM
15. 2026-05-31
    days on market $49,000 Active 68 DOM
16. 2026-05-30
    days on market $49,000 Active 67 DOM
17. 2026-03-24
    listed $68,000 Active 135-char remark

    Show marketing remark (135 chars)

    This home is sold as is. This home is being SOLD AS A PACKAGE with 1817 N New York Ave, 1822 N Missouri, 1906 N Missouri, 2226 N Ellis

18. 2023-05-04
    soldstatus $68,000
19. 2023-04-28
    soldstatus $68,000 Closed 493-char remark

    Show marketing remark (493 chars)

    Take a look at this adorable 3 bedroom, 2 full bathroom home just minutes from interstate access, shopping, and local parks. Spacious living room features gleaming wood-look, laminate flooring. Bright eat-in kitchen comes fully applianced and has plenty of cabinet space. Convenient main floor laundry area. Basement has 3rd bedroom, full bathroom, and great space for a recreation or family room. Home is move-in ready and waiting for it's new owner. Fully fenced yard! Schedule a tour today!

20. 2023-03-30
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Take a look at this adorable 3 bedroom, 2 full bathroom home just minutes from interstate access, shopping, and local parks. Spacious living room features gleaming wood-look, laminate flooring. Bright eat-in kitchen comes fully applianced and has plenty of cabinet space. Convenient main floor laundry area. Basement has 3rd bedroom, full bathroom, and great space for a recreation or family room. Home is move-in ready and waiting for it's new owner. Fully fenced yard! Schedule a tour today!

21. 2023-03-28
    status Active 493-char remark

    Show marketing remark (493 chars)

    Take a look at this adorable 3 bedroom, 2 full bathroom home just minutes from interstate access, shopping, and local parks. Spacious living room features gleaming wood-look, laminate flooring. Bright eat-in kitchen comes fully applianced and has plenty of cabinet space. Convenient main floor laundry area. Basement has 3rd bedroom, full bathroom, and great space for a recreation or family room. Home is move-in ready and waiting for it's new owner. Fully fenced yard! Schedule a tour today!

22. 2023-03-14
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Take a look at this adorable 3 bedroom, 2 full bathroom home just minutes from interstate access, shopping, and local parks. Spacious living room features gleaming wood-look, laminate flooring. Bright eat-in kitchen comes fully applianced and has plenty of cabinet space. Convenient main floor laundry area. Basement has 3rd bedroom, full bathroom, and great space for a recreation or family room. Home is move-in ready and waiting for it's new owner. Fully fenced yard! Schedule a tour today!

23. 2023-03-13
    listed $69,900 Active 493-char remark

    Show marketing remark (493 chars)

    Take a look at this adorable 3 bedroom, 2 full bathroom home just minutes from interstate access, shopping, and local parks. Spacious living room features gleaming wood-look, laminate flooring. Bright eat-in kitchen comes fully applianced and has plenty of cabinet space. Convenient main floor laundry area. Basement has 3rd bedroom, full bathroom, and great space for a recreation or family room. Home is move-in ready and waiting for it's new owner. Fully fenced yard! Schedule a tour today!

24. 2019-10-11
    soldstatus $58,000
25. 2019-08-29
    listed $57,000
26. 2004-10-03
    soldstatus $60,000
27. 2004-09-09
    soldstatus $60,000
28. 2004-09-03
    soldstatus $60,000
29. 2004-09-03
    soldstatus $60,000
30. 2004-04-27
    listed $64,900
31. 2004-04-27
    listed $64,900
32. 2002-01-09
    listed $55,000

ⓘ 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: $2,001 · $167/mo
• Projected year-2 tax: $2,001 · $167/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 ≥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: $13,244
• − Mortgage interest: −$2,745
• − Property taxes: −$2,001
• − Insurance: −$245
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,425
• Taxable income: $4,709
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,004/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+23.6% since first listed

16 events — show timeline

• 2026-03-24 Listed $68,000 RMLSA as Distributed by MLS Grid
• 2023-05-04 Sold (Public Records) $68,000 Public Records
• 2023-04-28 Sold (MLS) $68,000 RMLSA as Distributed by MLS Grid
• 2023-03-30 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-28 Relisted — RMLSA as Distributed by MLS Grid
• 2023-03-14 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-13 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2019-10-11 Sold (MLS) $58,000 RMLSA as Distributed by MLS Grid
• 2019-08-29 Listed $57,000 RMLSA as Distributed by MLS Grid
• 2004-10-03 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2004-09-09 Sold (Public Records) $60,000 Public Records
• 2004-09-03 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2004-09-03 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2004-04-27 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2004-04-27 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2002-01-09 Listed $55,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $2,001 · +48.8% YoY. Source: county tax records.