3120 N New York Ave · Peoria, IL 61603

$65,000

2 bd · 1.5 ba · 874 sqft · SingleFamily public records · 14 Days on market

Built 1910 6,098 sqft lot Est $68k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 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 MLS

Move in ready. Home features covered front porch, long drive and private backyard. Living room can double as a living/dining combonation. This home offers an affordable living option or can add to your investment portfolio. PVC plumbing-2020, roof-2018, a/c-2018, water heater-2017.Home being sold as-is!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Subdivision: Lawndale; Property is not new construction
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1910; Living area about 874
• Construction: Shingle roof; Partial basement (unfinished)
• Exterior features: Level lot; Lot dimensions approximately 132 x 45

Interior

• Kitchen: Kitchen on the main level with vinyl flooring (approx. 11'5" x 13'1")
• Bedrooms: Two bedrooms (both on the main level) — Bedroom 1 about 11'1" x 9'0", Bedroom 2 about 10'1" x 9'0"; Both bedrooms have egress windows
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial, unfinished basement; No fireplaces
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 12.7% 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: 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.
• Market conditions: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 24 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 30% 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 $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 + 3.5% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $65,000

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: 1.61% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $68,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 E Pasadena Ave	0.14mi	2/1.0	840 (-4%)	6mo	$83,000	$99	79
2710 N California Ave	0.34mi	2/1.0	908 (+4%)	1mo	$35,100	$39	75
2809 N California Ave	0.30mi	1/1.0 (-1)	856 (-2%)	3mo	$25,000	$29	74
400 W Corrington Ave	0.65mi	2/1.0	888 (+2%)	4mo	$43,000	$48	62
3120 N Linnhill Ct	0.43mi	2/1.0	962 (+10%)	0mo	$139,900	$145	61
2804 N Peoria Ave	0.35mi	2/1.0	768 (-12%)	3mo	$60,000	$78	59
516 E Maywood Ave	0.20mi	3/1.0 (+1)	768 (-12%)	7mo	$37,500	$49	58
709 E Cox Ave	0.74mi	3/1.0 (+1)	888 (+2%)	2mo	$75,000	$84	54
1317 E Elmhurst Ave	0.73mi	2/1.0	918 (+5%)	2mo	$44,000	$48	54
924 E Maywood Ave	0.38mi	2/1.0	1,000 (+14%)	3mo	$70,000	$70	54
705 E Cox Ave	0.74mi	3/1.0 (+1)	897 (+3%)	2mo	$125,000	$139	52
112 E Gift Ave	0.53mi	3/2.0 (+1)	971 (+11%)	2mo	$90,000	$93	48

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $12,158
• Equity at exit: $9,692

10-year hold

• IRR: 25.4%
• Equity multiple: 3.27×
• Total profit: $41,373
• 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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$341
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $348

Break-even live

Break-even rent $604

Max offer price $65,000

Occupancy floor 62%

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	43d	1	0.46mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	43d	1	0.83mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	0.94mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	0.98mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	0.99mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	1.01mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	1.04mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	1.09mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	1.14mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.14mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	43d	1	1.17mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	1.17mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	43d	1	1.19mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.29mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	43d	1	1.32mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.35mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	13d	1	1.39mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	1.39mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	21d	1	1.39mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	43d	1	1.42mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	13d	4	1.45mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	43d	1	1.46mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.48mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.50mi

Listing history 13 events

1. 2026-06-19
   days on market $65,000 Active 14 DOM
2. 2026-06-18
   days on market $65,000 Active 13 DOM
3. 2026-06-17
   days on market $65,000 Active 12 DOM
4. 2026-06-16
   days on market $65,000 Active 11 DOM
5. 2026-06-15
   days on market $65,000 Active 10 DOM
6. 2026-06-14
   days on market $65,000 Active 8 DOM
7. 2026-06-13
   days on market $65,000 Active 7 DOM
8. 2026-06-10
   days on market $65,000 Active 5 DOM
9. 2026-06-09
   days on market $65,000 Active 4 DOM
10. 2026-06-08
    days on market $65,000 Active 3 DOM
11. 2026-06-07
    statusdays on market $65,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $65,000 Coming Soon 1 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: $1,306 · $109/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: +$85/yr (+$7/mo · 6.5%)

ⓘ 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: $12,523
• − Mortgage interest: −$3,641
• − Property taxes: −$1,306
• − Insurance: −$325
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,891
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,366/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

+62.9% since first listed

18 events — show timeline

• 2026-06-02 Coming Soon $65,000 RMLSA as Distributed by MLS Grid
• 2026-06-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-04-01 Sold (Public Records) $52,000 Public Records
• 2024-03-25 Sold (MLS) $52,000 RMLSA as Distributed by MLS Grid
• 2024-02-08 Contingent — RMLSA as Distributed by MLS Grid
• 2023-12-04 Price Changed $53,000 RMLSA as Distributed by MLS Grid
• 2023-11-07 Listed $57,000 RMLSA as Distributed by MLS Grid
• 2023-02-08 Sold (MLS) $53,000 RMLSA as Distributed by MLS Grid
• 2023-01-11 Pending — RMLSA as Distributed by MLS Grid
• 2022-11-10 Price Changed $59,000 RMLSA as Distributed by MLS Grid
• 2022-10-26 Listed $62,500 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
• 2020-07-31 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2020-03-02 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2018-05-15 Sold (Public Records) $41,800 Public Records
• 2017-05-02 Sold (MLS) $1,000 RMLSA as Distributed by MLS Grid
• 2016-10-28 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2024): $1,306 · +17.3% YoY. Source: county tax records.