718 W Shenandoah Dr · Peoria, IL 61614

$129,900

2 bd · 1.5 ba · 780 sqft · SingleFamily public records · 2 Days on market

Built 1952 0.33 ac lot $167/sqft · 30% above area Est $138k · 6% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.2/15.0
• Cash flow +10.0/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained and lovingly cared for 2 bedroom home featuring comfortable living spaces throughout. Enjoy the convenience of the attached garage and charming breezeway perfect for keeping you protected from the elements. Updated bathroom 2021, and new furnace in 2022. Nice sized backyard with a shed for additional storage. A move in ready home that is waiting for it's new owner. Schedule a showing today!

Key facts

• New furnace
• Shed
• Attached garage

Tags

• ATTACHED GARAGE
• BREEZEWAY
• UPDATED BATHROOM
• NEW FURNACE
• BACKYARD
• SHED

Property features AI

Finance

• Other: Lot dimensions approximately 65 x 220; Lot size about 0.33 acre
• HOA & community: No association fees

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1952
• Construction: Shingle roof
• Exterior features: Shed(s); Level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood in main-level bedrooms and living room; Vinyl in basement family room and main-level kitchen; Other flooring in basement laundry and breezeway
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Full basement, partially finished
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-79 ($-942/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (16.1% below list).
• Recommended offer: $109k (16.1% below list) — sets the bar for 1% rule.

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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); 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 56% at this address vs 12% district-wide (+44 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 fast (+10.3%/yr); 154 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,022 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $138,227
• List price: $129,900
• Delta: -6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4607 N Edgebrook Dr	0.53mi	2/1.0	772 (-1%)	14mo	$130,000	$168	60
1412 W Shenandoah Dr	0.55mi	2/1.0	720 (-8%)	3mo	$109,500	$152	56
423 W Birchwood Ave	0.51mi	2/1.0	766 (-2%)	18mo	$79,000	$103	56
416 W Lakewood Ave	0.59mi	2/1.0	676 (-13%)	20mo	$99,900	$148	31
222 W Wynnwood Dr	0.74mi	3/1.0 (+1)	864 (+11%)	14mo	$80,000	$93	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.44×
• Total profit: $-20,247
• Equity at exit: $19,369

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $2,324
• Equity at exit: $11,231

Cash invested: $36,372 (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: 154
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$681
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-79

Break-even live

Break-even rent $1,190

Max offer price $116,027

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-42	+0% $-79	+5% $-115	+10% $-152
Rent	-10% $-165	-5% $-122	+0% $-79	+5% $-35	+10% $8
Rate	-1.0pp $-13	-0.5pp $-45	base $-79	+0.5pp $-112	+1.0pp $-146

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	15d	1	0.42mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	22d	1	0.62mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	45d	1	0.63mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	22d	1	0.64mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	15d	1	0.64mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	22d	1	0.64mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	15d	1	0.96mi
622 W Laclaire Ln Unit 622 Peoria, IL	2.0	1.0	900	$1,210	$1.34	45d	1	0.97mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	15d	1	0.97mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	1.00mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	45d	1	1.00mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.02mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	15d	9	1.03mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	15d	1	1.04mi
6517 N Lexington Dr Unit 105 Peoria, IL	1.0	1.0	825	$795	$0.96	22d	1	1.07mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	15d	4	1.07mi
6517 N Lexington Dr Peoria, IL	1.0	1.0	825	$795	$0.96	45d	1	1.08mi
6500 N University St Peoria, IL	2.0	1.0–1.5	722	$1,210	$1.67	15d	23	1.14mi
1300 W Jeth Ct Unit I Peoria, IL	1.0	1.0	800	$800	$1.00	45d	1	1.27mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	15d	17	1.29mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	15d	1	1.43mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	15d	1	1.45mi

Listing history 2 events

1. 2026-05-16
   status Pending 409-char remark
2. 2026-05-12
   listed $129,900 Active 409-char remark

ⓘ 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: $2,454 · $204/mo
• Projected year-2 tax: $2,701 · $225/mo
• Expected delta: +$248/yr (+$21/mo · 10.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,083
• − Mortgage interest: −$7,276
• − Property taxes: −$2,454
• − Insurance: −$650
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,779
• Taxable loss: −$3,169
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $-182/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): 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

+3.9% since first listed

4 events — show timeline

• 2026-06-10 Sold (Public Records) $135,000 Public Records
• 2026-06-04 Sold (MLS) $135,000 RMLSA as Distributed by MLS Grid
• 2026-05-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Listed $129,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,454 · +10.4% YoY. Source: county tax records.