3438 W Villa Rdg Unit B · Peoria, IL 61614

$69,900

2 bd · 1.5 ba · 874 sqft · Townhouse public records · 43 Days on market

Built 1978 Est $78k · 10% under $175/mo HOA · 15% of rent

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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 +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern Sophistication Meets Turn-Key Convenience. Experience a "Sovereign" standard of living in this meticulously renovated condominium. Designed for the homeowner who values aesthetic precision and functional durability, this unit features all hard-surface flooring throughout, offering a clean, expansive flow from room to room. The Gourmet Kitchen, the heart of the home, has been completely reimagined with: • New white cabinetry providing ample, bright storage. • Granite countertops that offer a high-performance workspace. • Precision Cooking: Featuring a high-quality induction range/oven and a new dishwasher. • Stainless Steel Suite: Completed by a reliable

Key facts

• Gourmet kitchen
• Induction range oven
• Granite countertops

Tags

• HARD SURFACE FLOORING
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• INDUCTION RANGE OVEN
• STAINLESS STEEL REFRIGERATOR
• PRIVATE COMPOSITE DECK

Property features AI

Finance

• Other: Living area 874; Level: 1 story
• HOA & community: HOA fee covers landscaping, grounds maintenance, common area maintenance, assigned storage and trash; Association fee: $175

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Public sewer
• Home design: Condo with attached property; Single-story; Built in 1978
• Construction: Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate flooring in bedrooms, living and dining areas; Tile flooring in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Electric forced air heating; Electric water heater
• Interior features: Cable available; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Limestone Chsd 310 (rural): math 25% / reading 35% proficiency, ranked #486 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 150 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $483 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 + 8.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.66% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $77,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3438 W Villa Rdg Unit A	0.04mi	2/1.5	874 (0%)	4mo	$50,000	$57	95
3438 W Villa Rdg Unit C	0.04mi	2/1.5	874 (0%)	20mo	$53,000	$61	82
3418 W Dorchester Rdg Unit A-1	0.06mi	2/1.0	757 (-13%)	2mo	$58,500	$77	71
3512 N Sandia Dr #76	0.25mi	2/1.5	952 (+9%)	3mo	$88,500	$93	71
3550 W Richwoods Blvd	0.26mi	2/1.5	952 (+9%)	3mo	$87,000	$91	70
3636 N Sandia Dr #41	0.28mi	2/1.5	952 (+9%)	3mo	$88,000	$92	70
3445 W Dorchester Rdg Unit B	0.08mi	2/2.0	944 (+8%)	16mo	$74,000	$78	67
3640 N Sandia Dr	0.28mi	2/1.5	952 (+9%)	7mo	$78,000	$82	66
3438 N Sandia Dr #134	0.25mi	2/1.5	952 (+9%)	12mo	$85,000	$89	63
3626 N Sandia Dr #46	0.27mi	2/1.5	952 (+9%)	14mo	$95,000	$100	61
3811 W Palmyra Ct #114	0.33mi	2/1.5	936 (+7%)	16mo	$77,900	$83	60
3422 W Dorchester Rdg Unit C-1	0.07mi	2/1.0	757 (-13%)	22mo	$68,000	$90	54

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: 13.7%
• Equity multiple: 1.59×
• Total profit: $11,528
• Equity at exit: $10,422

10-year hold

• IRR: 26.8%
• Equity multiple: 4.06×
• Total profit: $59,868
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$175
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $260

Break-even live

Break-even rent $833

Max offer price $69,900

Occupancy floor 73%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3438 W Villa Rdg Unit A Peoria, IL	2.0	1.5	874	$1,200	$1.37	21d	1	0.05mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	13d	1	0.11mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	13d	3	0.46mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	26	0.58mi
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	43d	1	0.75mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	43d	1	0.90mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	13d	1	0.92mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	13d	3	0.98mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	1.04mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	1.12mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	1.17mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.41mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 28 events

1. 2026-06-19
   days on market $69,900 Active 43 DOM
2. 2026-06-18
   days on market $69,900 Active 42 DOM
3. 2026-06-17
   days on market $69,900 Active 41 DOM
4. 2026-06-16
   days on market $69,900 Active 40 DOM
5. 2026-06-15
   days on market $69,900 Active 39 DOM
6. 2026-06-14
   days on market $69,900 Active 37 DOM
7. 2026-06-13
   days on market $69,900 Active 36 DOM
8. 2026-06-10
   days on market $69,900 Active 34 DOM
9. 2026-06-09
   days on market $69,900 Active 33 DOM
10. 2026-06-08
    days on market $69,900 Active 32 DOM
11. 2026-06-07
    days on market $69,900 Active 31 DOM
12. 2026-06-03
    days on market $69,900 Active 27 DOM
13. 2026-06-02
    days on market $69,900 Active 26 DOM
14. 2026-06-01
    days on market $69,900 Active 25 DOM
15. 2026-05-31
    days on market $69,900 Active 24 DOM
16. 2026-05-30
    days on market $69,900 Active 23 DOM
17. 2026-05-07
    listed $69,900 Active
18. 2025-12-17
    historical
19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2007-05-29
    soldstatus $66,500
22. 2007-05-25
    soldstatus $61,250
23. 2007-02-22
    listed $72,500
24. 2006-08-11
    soldstatus $47,500
25. 2006-07-07
    listed $64,900
26. 1999-01-20
    soldstatus $46,500
27. 1998-03-18
    soldstatus $40,000
28. 1997-12-30
    soldstatus $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,951
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$2,100
• − Depreciation: −$2,033
• Taxable income: $2,272
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $2,580/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: Limestone Chsd 310
• NCES district ID: 1722950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $49,759
• Composite: 28.99/100
• National rank: #11932
• State rank: #486 of 919 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

+77.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED 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
• 2007-05-29 Sold (Public Records) $66,500 Public Records
• 2007-05-25 Sold (MLS) $61,250 RMLSA as Distributed by MLS Grid
• 2007-02-22 Listed $72,500 RMLSA as Distributed by MLS Grid
• 2006-08-11 Sold (MLS) $47,500 RMLSA as Distributed by MLS Grid
• 2006-07-07 Listed $64,900 RMLSA as Distributed by MLS Grid
• 1999-01-20 Sold (Public Records) $46,500 Public Records
• 1998-03-18 Sold (Public Records) $40,000 Public Records
• 1997-12-30 Sold (Public Records) $39,500 Public Records