1020-1022 S Allen Ave · Bellevue, IL 61605

$185,000

4 bd · 2.0 ba · 1,904 sqft · MultiFamily public records · 5 Days on market

Built 1957 8,700 sqft lot Est $169k · 9% over

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Why this score? — see what drove the C- 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Appreciation +5.3/10.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

CHARMING DUPLEX OFF AIRPORT ROAD IN LIMESTONE SCHOOL DISTRICT. A COMPLETE REMODEL HAS JUST BEEN COMPLETED ON ONE SIDE WHICH CONSISTS OF NEW LUXURY VINYL FLOORING THROUGHOUT THE ENTIRE UNIT & PAINT. NEW KITCHEN CABINETS & COUNTERTOPS IN THE SPACIOUS EAT IN KITCHEN. INCREDIBLE REMODELED BATH W/ NEW SUBWAY TILED SURROUND SHOWER, TRANSOM WINDOW, CAST IRON TUB, VANITY, TOILET, & MATTE BLACK HARDWARE. OTHER UPGRADES INCLUDE, SOME NEW LIGHT FIXTURES & NEW FRONT DOOR. NEW HOT WATERS IN 2015. ONE NEW A/C & FURNACE IN 2014. NEW WINDOWS, GARAGE DOORS, GARAGE OPERATORS, & ELECTRICAL PANELS NEW IN 2009. EACH UNIT HAS SEPARATE STORAGE AREA AND LAUNDRY HOOK UPS. IN 2015 THE OTHER SIDE HAD A NEW KITCHEN & CARPET INSTALLED. SELLER WILL REMODEL OTHER SIDE OF UNIT FOR AN ADDITIONAL $10,000 PLEASE SEE ASSOCIATED DOCS FOR DETAILS. THERE IS AN ATTACHED GARAGE WHICH IS SHARED BY EACH UNIT. NEW RETAINING WALL WAS JUST INSTALLED. THIS DUPLEX IS LOCATED ON A DEAD END STREET. DUPLEX IS BEING SOLD AS IS.

Key facts

• Refreshed bathrooms
• Updated kitchens
• 8,700 sq ft lot

Tags

• METICULOUSLY MAINTAINED DUPLEX
• LIMESTONE SCHOOL DISTRICT
• UPDATED KITCHENS
• REFRESHED BATHROOMS
• ATTACHED BASEMENT GARAGE
• PRIVATE STORAGE AREAS

Property features AI

Finance

• Other: Building area reported as 1,904
• Financial info: Two-unit income property with reported rents: Unit 1 = $1,000; Unit 2 = $975

Exterior

• Parking: Total 2 parking spaces; Attached parking; On-street parking available; Underground parking; Each unit includes 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Duplex, one-story; Residential income property
• Construction: Built in 1957
• Exterior features: Level lot; Located on a dead-end street; Paved road access; Shingle roof

Interior

• Kitchen: No appliances listed
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Gas water heater
• Interior features: Storage; Cable available; High-speed internet
• Laundry & utility: Private laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive. Per door: $131/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 65/100 on livability (#601 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: 42 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $2,039/mo this rent would consume 93% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.
• Current owner paid $136k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $169,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020-1022 S Allen Ave	0.00mi	4/2.0	1,904 (0%)	0mo	$170,000	$89	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.33×
• Total profit: $16,876
• Equity at exit: $59,645

10-year hold

• IRR: 11.1%
• Equity multiple: 2.30×
• Total profit: $67,166
• Equity at exit: $76,616

Cash invested: $51,800 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$970
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $261

Break-even live

Break-even rent $1,708

Max offer price $185,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,038
Total (2 units)			$2,039

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 W Howett St Peoria, IL	3.0	2.0	2000	$1,150	$0.57	43d	1	1.50mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	43d	1	1.50mi

Listing history 16 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   listed $185,000 Active
3. 2023-02-23
   soldstatus $136,500
4. 2023-02-17
   soldstatus $136,500 Closed 1020-char remark

   Show marketing remark (1020 chars)

   CHARMING DUPLEX OFF AIRPORT ROAD IN LIMESTONE SCHOOL DISTRICT. A COMPLETE REMODEL HAS JUST BEEN COMPLETED ON ONE SIDE WHICH CONSISTS OF NEW LUXURY VINYL FLOORING THROUGHOUT THE ENTIRE UNIT & PAINT. NEW KITCHEN CABINETS & COUNTERTOPS IN THE SPACIOUS EAT IN KITCHEN. INCREDIBLE REMODELED BATH W/ NEW SUBWAY TILED SURROUND SHOWER, TRANSOM WINDOW, CAST IRON TUB, VANITY, TOILET, & MATTE BLACK HARDWARE. OTHER UPGRADES INCLUDE, SOME NEW LIGHT FIXTURES & NEW FRONT DOOR. NEW HOT WATERS IN 2015. ONE NEW A/C & FURNACE IN 2014. NEW WINDOWS, GARAGE DOORS, GARAGE OPERATORS, & ELECTRICAL PANELS NEW IN 2009. EACH UNIT HAS SEPARATE STORAGE AREA AND LAUNDRY HOOK UPS. IN 2015 THE OTHER SIDE HAD A NEW KITCHEN & CARPET INSTALLED. SELLER WILL REMODEL OTHER SIDE OF UNIT FOR AN ADDITIONAL $10,000 PLEASE SEE ASSOCIATED DOCS FOR DETAILS. THERE IS AN ATTACHED GARAGE WHICH IS SHARED BY EACH UNIT. NEW RETAINING WALL WAS JUST INSTALLED. THIS DUPLEX IS LOCATED ON A DEAD END STREET. DUPLEX IS BEING SOLD AS IS.

5. 2023-02-03
   status Pending 1020-char remark

   Show marketing remark (1020 chars)

   CHARMING DUPLEX OFF AIRPORT ROAD IN LIMESTONE SCHOOL DISTRICT. A COMPLETE REMODEL HAS JUST BEEN COMPLETED ON ONE SIDE WHICH CONSISTS OF NEW LUXURY VINYL FLOORING THROUGHOUT THE ENTIRE UNIT & PAINT. NEW KITCHEN CABINETS & COUNTERTOPS IN THE SPACIOUS EAT IN KITCHEN. INCREDIBLE REMODELED BATH W/ NEW SUBWAY TILED SURROUND SHOWER, TRANSOM WINDOW, CAST IRON TUB, VANITY, TOILET, & MATTE BLACK HARDWARE. OTHER UPGRADES INCLUDE, SOME NEW LIGHT FIXTURES & NEW FRONT DOOR. NEW HOT WATERS IN 2015. ONE NEW A/C & FURNACE IN 2014. NEW WINDOWS, GARAGE DOORS, GARAGE OPERATORS, & ELECTRICAL PANELS NEW IN 2009. EACH UNIT HAS SEPARATE STORAGE AREA AND LAUNDRY HOOK UPS. IN 2015 THE OTHER SIDE HAD A NEW KITCHEN & CARPET INSTALLED. SELLER WILL REMODEL OTHER SIDE OF UNIT FOR AN ADDITIONAL $10,000 PLEASE SEE ASSOCIATED DOCS FOR DETAILS. THERE IS AN ATTACHED GARAGE WHICH IS SHARED BY EACH UNIT. NEW RETAINING WALL WAS JUST INSTALLED. THIS DUPLEX IS LOCATED ON A DEAD END STREET. DUPLEX IS BEING SOLD AS IS.

6. 2023-01-11
   listed $139,900 Active 1020-char remark

   Show marketing remark (1020 chars)

   CHARMING DUPLEX OFF AIRPORT ROAD IN LIMESTONE SCHOOL DISTRICT. A COMPLETE REMODEL HAS JUST BEEN COMPLETED ON ONE SIDE WHICH CONSISTS OF NEW LUXURY VINYL FLOORING THROUGHOUT THE ENTIRE UNIT & PAINT. NEW KITCHEN CABINETS & COUNTERTOPS IN THE SPACIOUS EAT IN KITCHEN. INCREDIBLE REMODELED BATH W/ NEW SUBWAY TILED SURROUND SHOWER, TRANSOM WINDOW, CAST IRON TUB, VANITY, TOILET, & MATTE BLACK HARDWARE. OTHER UPGRADES INCLUDE, SOME NEW LIGHT FIXTURES & NEW FRONT DOOR. NEW HOT WATERS IN 2015. ONE NEW A/C & FURNACE IN 2014. NEW WINDOWS, GARAGE DOORS, GARAGE OPERATORS, & ELECTRICAL PANELS NEW IN 2009. EACH UNIT HAS SEPARATE STORAGE AREA AND LAUNDRY HOOK UPS. IN 2015 THE OTHER SIDE HAD A NEW KITCHEN & CARPET INSTALLED. SELLER WILL REMODEL OTHER SIDE OF UNIT FOR AN ADDITIONAL $10,000 PLEASE SEE ASSOCIATED DOCS FOR DETAILS. THERE IS AN ATTACHED GARAGE WHICH IS SHARED BY EACH UNIT. NEW RETAINING WALL WAS JUST INSTALLED. THIS DUPLEX IS LOCATED ON A DEAD END STREET. DUPLEX IS BEING SOLD AS IS.

7. 2021-08-06
   historical
8. 2021-08-06
   historical
9. 2021-08-06
   historical
10. 2021-08-06
    historical
11. 2021-08-06
    historical
12. 2021-08-06
    historical
13. 2011-12-28
    soldstatus $110,000
14. 2005-05-02
    soldstatus $97,000
15. 2005-04-29
    soldstatus $97,000
16. 2005-03-23
    listed $99,900

ⓘ 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: $3,627 · $302/mo
• Projected year-2 tax: $3,913 · $326/mo
• Expected delta: +$286/yr (+$24/mo · 7.9%)

ⓘ 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 · 17 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: $24,468
• − Mortgage interest: −$10,363
• − Property taxes: −$3,627
• − Insurance: −$925
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,382
• Taxable income: $256
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $3,074/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 — Bellevue

• Score: 65/100
• State rank: #601
• US rank: #12423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Peoria County · 120,495 people
• Metro: Peoria, IL
• Population (ZIP): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• Rent YoY: —
• 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

+85.2% since first listed

16 events — show timeline

• 2026-05-11 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-06 Listed $185,000 RMLSA as Distributed by MLS Grid
• 2023-02-23 Sold (Public Records) $136,500 Public Records
• 2023-02-17 Sold (MLS) $136,500 RMLSA as Distributed by MLS Grid
• 2023-02-03 Pending — RMLSA as Distributed by MLS Grid
• 2023-01-11 Listed $139,900 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
• 2011-12-28 Sold (Public Records) $110,000 Public Records
• 2005-05-02 Sold (Public Records) $97,000 Public Records
• 2005-04-29 Sold (MLS) $97,000 RMLSA as Distributed by MLS Grid
• 2005-03-23 Listed $99,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $3,627 · +5.2% YoY. Source: county tax records.