1325 N Park Rd · West Peoria, IL 61604

$89,000

3 bd · 1.0 ba · 1,172 sqft · Townhouse public records · 292 Days on market

Built 1930 9,450 sqft lot $76/sqft · 14% below area Est $103k · 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 +27.8/30.0
• ARV discount +13.8/15.0
• DSCR +9.8/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1930 Home with Investment Potential Near Bradley Park & Farmington Road District Step into history with this 1930-built 4-bedroom home, full of character and opportunity. Nestled in a prime location next to Bradley Park and the vibrant Farmington Road entertainment district, this property is a rare find for investors or buyers seeking a project with strong upside. Inside, you’ll find spacious rooms and classic architectural details ready to be brought back to life with your personal touch. While the home needs updating, the solid bones and generous layout make it an excellent canvas for renovation. The location is unbeatable—whether you’re looking to create a dream home close to recreation and nightlife or to maximize rental and resale potential, this property is positioned for growth. Bring your vision and unlock the full potential of this historic home in West Peoria.

Key facts

• Historic home
• 9,450 sq ft lot
• 2 garage spots

Tags

• CLASSIC ARCHITECTURAL DETAILS
• HISTORIC HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.2% in West 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 76/100 on livability (#181 in IL, #3,474 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: schools F, amenities 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 (+2.3%/yr); 180 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $3k 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 + 2.3% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $89k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.40% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

• ARV (median comp): $103,391
• List price: $89,000
• Delta: -13.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,011
• Equity at exit: $13,270

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $20,730
• Equity at exit: $7,695

Cash invested: $24,920 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$467
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $270

Break-even live

Break-even rent $899

Max offer price $89,000

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	0.34mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	0.63mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	0.65mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	0.70mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.96mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	1.05mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	1.10mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	1.16mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	21d	1	1.16mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.22mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	1.22mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.23mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	1.26mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.26mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	1.30mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	44d	1	1.30mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.33mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.37mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.38mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	1.39mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.40mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	13d	1	1.40mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.40mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	44d	1	1.40mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.42mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $89,000 Active 292 DOM
2. 2026-06-18
   days on market $89,000 Active 291 DOM
3. 2026-06-17
   days on market $89,000 Active 290 DOM
4. 2026-06-16
   days on market $89,000 Active 289 DOM
5. 2026-06-15
   days on market $89,000 Active 288 DOM
6. 2026-06-14
   days on market $89,000 Active 286 DOM
7. 2026-06-13
   days on market $89,000 Active 285 DOM
8. 2026-06-10
   days on market $89,000 Active 283 DOM
9. 2026-06-09
   days on market $89,000 Active 282 DOM
10. 2026-06-08
    days on market $89,000 Active 281 DOM
11. 2026-06-07
    days on market $89,000 Active 280 DOM
12. 2026-06-03
    days on market $89,000 Active 276 DOM
13. 2026-06-02
    days on market $89,000 Active 275 DOM
14. 2026-06-01
    days on market $89,000 Active 274 DOM
15. 2026-05-31
    days on market $89,000 Active 273 DOM
16. 2026-05-30
    days on market $89,000 Active 272 DOM
17. 2026-03-03
    price $89,000 917-char remark

    Show marketing remark (917 chars)

    Charming 1930 Home with Investment Potential Near Bradley Park & Farmington Road District Step into history with this 1930-built 4-bedroom home, full of character and opportunity. Nestled in a prime location next to Bradley Park and the vibrant Farmington Road entertainment district, this property is a rare find for investors or buyers seeking a project with strong upside. Inside, you’ll find spacious rooms and classic architectural details ready to be brought back to life with your personal touch. While the home needs updating, the solid bones and generous layout make it an excellent canvas for renovation. The location is unbeatable—whether you’re looking to create a dream home close to recreation and nightlife or to maximize rental and resale potential, this property is positioned for growth. Bring your vision and unlock the full potential of this historic home in West Peoria.

18. 2026-02-25
    price $100,000 917-char remark

    Show marketing remark (917 chars)

    Charming 1930 Home with Investment Potential Near Bradley Park & Farmington Road District Step into history with this 1930-built 4-bedroom home, full of character and opportunity. Nestled in a prime location next to Bradley Park and the vibrant Farmington Road entertainment district, this property is a rare find for investors or buyers seeking a project with strong upside. Inside, you’ll find spacious rooms and classic architectural details ready to be brought back to life with your personal touch. While the home needs updating, the solid bones and generous layout make it an excellent canvas for renovation. The location is unbeatable—whether you’re looking to create a dream home close to recreation and nightlife or to maximize rental and resale potential, this property is positioned for growth. Bring your vision and unlock the full potential of this historic home in West Peoria.

19. 2026-02-25
    price $88,000 917-char remark

    Show marketing remark (917 chars)

    Charming 1930 Home with Investment Potential Near Bradley Park & Farmington Road District Step into history with this 1930-built 4-bedroom home, full of character and opportunity. Nestled in a prime location next to Bradley Park and the vibrant Farmington Road entertainment district, this property is a rare find for investors or buyers seeking a project with strong upside. Inside, you’ll find spacious rooms and classic architectural details ready to be brought back to life with your personal touch. While the home needs updating, the solid bones and generous layout make it an excellent canvas for renovation. The location is unbeatable—whether you’re looking to create a dream home close to recreation and nightlife or to maximize rental and resale potential, this property is positioned for growth. Bring your vision and unlock the full potential of this historic home in West Peoria.

20. 2025-08-31
    listed $100,000 Active 917-char remark

    Show marketing remark (917 chars)

    Charming 1930 Home with Investment Potential Near Bradley Park & Farmington Road District Step into history with this 1930-built 4-bedroom home, full of character and opportunity. Nestled in a prime location next to Bradley Park and the vibrant Farmington Road entertainment district, this property is a rare find for investors or buyers seeking a project with strong upside. Inside, you’ll find spacious rooms and classic architectural details ready to be brought back to life with your personal touch. While the home needs updating, the solid bones and generous layout make it an excellent canvas for renovation. The location is unbeatable—whether you’re looking to create a dream home close to recreation and nightlife or to maximize rental and resale potential, this property is positioned for growth. Bring your vision and unlock the full potential of this historic home in West Peoria.

21. 2013-05-23
    soldstatus $32,000 106-char remark

    Show marketing remark (106 chars)

    Great investment opportunity, needs some TLC. Convenient location, fenced yard, deck, & large garage.

22. 2013-04-30
    listed $39,000 106-char remark

    Show marketing remark (106 chars)

    Great investment opportunity, needs some TLC. Convenient location, fenced yard, deck, & large garage.

23. 2009-10-22
    soldstatus $98,000
24. 2009-10-21
    soldstatus $98,000
25. 2009-08-05
    listed $98,765
26. 2007-06-04
    soldstatus $94,000
27. 2007-06-01
    soldstatus $94,000
28. 2007-05-03
    listed $93,900
29. 1992-09-28
    soldstatus $61,500
30. 1992-09-28
    soldstatus $61,500

ⓘ 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: $2,480 · $207/mo
• Projected year-2 tax: $2,480 · $207/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 4/10 Moderate FEMA zone X · 22% 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: $14,900
• − Mortgage interest: −$4,985
• − Property taxes: −$2,480
• − Insurance: −$445
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,589
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $2,761/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 — West Peoria

• Score: 76/100
• State rank: #181
• US rank: #3474

Category grades

Amenities F Commute A- Cost of living A+ Crime B- Employment C Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Peoria, IL
• County: Peoria County · 120,495 people
• Metro: Peoria, IL
• Population (ZIP): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

+44.7% since first listed

14 events — show timeline

• 2026-03-03 Price Changed $89,000 RMLSA as Distributed by MLS Grid
• 2026-02-25 Price Changed $100,000 RMLSA as Distributed by MLS Grid
• 2026-02-25 Price Changed $88,000 RMLSA as Distributed by MLS Grid
• 2025-08-31 Listed $100,000 RMLSA as Distributed by MLS Grid
• 2013-05-23 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2013-04-30 Listed $39,000 RMLSA as Distributed by MLS Grid
• 2009-10-22 Sold (Public Records) $98,000 Public Records
• 2009-10-21 Sold (MLS) $98,000 RMLSA as Distributed by MLS Grid
• 2009-08-05 Listed $98,765 RMLSA as Distributed by MLS Grid
• 2007-06-04 Sold (Public Records) $94,000 Public Records
• 2007-06-01 Sold (MLS) $94,000 RMLSA as Distributed by MLS Grid
• 2007-05-03 Listed $93,900 RMLSA as Distributed by MLS Grid
• 1992-09-28 Sold (Public Records) $61,500 Public Records
• 1992-09-28 Sold (Public Records) $61,500 Public Records

Property tax history

+4.2%/yr

Latest (2024): $2,480 · +36.2% YoY. Source: county tax records.