724 E Gift Ave · Peoria, IL 61603

$55,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 33 Days on market

Built 1930 5,580 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Affordable 1-bedroom home with a central location close to shopping, restaurants, and major routes. Home is being sold as-is and offers solid, functioning mechanicals, making it a great opportunity for investors, first-time buyers, or those looking to downsize.

Key facts

• Close to restaurants
• Central location
• Close to shopping

Tags

• CENTRAL LOCATION
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO MAJOR ROUTES
• SOLID FUNCTIONING MECHANICALS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1930; Total living area about 480
• Construction: Shingle roof; Building area approximately 480
• Exterior features: Level lot; Lot dimensions approximately 45 x 124

Interior

• Kitchen: Kitchen with tile flooring; dimensions approximately 10 x 9
• Bedrooms: 1 bedroom (main level) with egress window; bedroom dimensions approximately 14 x 10
• Flooring: Laminate flooring in bedroom and living room; Tile flooring in kitchen
• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.5% 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: Lincoln School (math 0% / reading 2%, grade F, #2,052 of 2,056 statewide, top 100%, 727 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 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 29% at this address vs 12% district-wide (+17 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 (+3.5%/yr); 104 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $380 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 + 3.5% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $55k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $25,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E Forrest Hill Ave	0.53mi	1/1.0	528 (+10%)	18mo	$28,500	$54	44
911 E Tripp Ave	0.70mi	1/1.0	541 (+13%)	21mo	$26,250	$49	29

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $6,979
• Equity at exit: $8,201

10-year hold

• IRR: 20.8%
• Equity multiple: 2.80×
• Total profit: $27,696
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $243

Break-even live

Break-even rent $484

Max offer price $55,000

Occupancy floor 64%

Sensitivity live

Price	-10% $274	-5% $259	+0% $243	+5% $228	+10% $212
Rent	-10% $181	-5% $212	+0% $243	+5% $274	+10% $306
Rate	-1.0pp $271	-0.5pp $257	base $243	+0.5pp $229	+1.0pp $214

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $55,000 Active 33 DOM
2. 2026-06-19
   days on market $55,000 Active 31 DOM
3. 2026-06-18
   days on market $55,000 Active 30 DOM
4. 2026-06-17
   days on market $55,000 Active 29 DOM
5. 2026-06-16
   price $55,000 Active 28 DOM
6. 2026-06-16
   days on market $65,000 Active 28 DOM
7. 2026-06-15
   days on market $65,000 Active 27 DOM
8. 2026-06-14
   days on market $65,000 Active 25 DOM
9. 2026-06-13
   days on market $65,000 Active 24 DOM
10. 2026-06-10
    days on market $65,000 Active 22 DOM
11. 2026-06-09
    days on market $65,000 Active 21 DOM
12. 2026-06-08
    days on market $65,000 Active 20 DOM
13. 2026-06-07
    days on market $65,000 Active 19 DOM
14. 2026-06-03
    days on market $65,000 Active 15 DOM
15. 2026-06-02
    days on market $65,000 Active 14 DOM
16. 2026-06-01
    days on market $65,000 Active 13 DOM
17. 2026-05-31
    days on market $65,000 Active 12 DOM
18. 2026-05-30
    days on market $65,000 Active 11 DOM
19. 2026-05-19
    listed $65,000 Active
20. 2026-03-23
    historical $850
21. 2026-02-19
    listed $850
22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2021-08-06
    historical
27. 2021-08-06
    historical
28. 2021-08-06
    historical
29. 2009-04-13
    soldstatus $19,900
30. 2009-03-30
    listed $19,900
31. 2000-03-09
    soldstatus $35,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$200/yr (+$17/mo · 23.5%)

ⓘ 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: $9,497
• − Mortgage interest: −$3,081
• − Property taxes: −$849
• − Insurance: −$275
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$1,600
• Taxable income: $2,173
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $2,396/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

+57.1% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $55,000 RMLSA as Distributed by MLS Grid
• 2026-05-19 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2026-03-23 Rental Removed $850 APPFOLIO
• 2026-02-19 Listed for Rent $850 APPFOLIO
• 2021-08-06 Listing Removed — 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
• 2021-08-06 Listing Removed — 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-04-13 Sold (MLS) $19,900 RMLSA as Distributed by MLS Grid
• 2009-03-30 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2000-03-09 Sold (Public Records) $35,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $849 · +6.4% YoY. Source: county tax records.