2227 W Callender Ave · West Peoria, IL 61604

$144,900

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 10 Days on market

Built 1948 5,461 sqft lot Est $113k · 28% over

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Why this score? — see what drove the F 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 +9.7/30.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move right in to this fully updated 3 bedroom, 1.5 story home! The main floor features beautifully refinished hardwood floors in the living room and bedrooms. Main floor bathroom is updated with tiled tub/bath and modern finishes. Eat in kitchen with charming grey cabinets and stainless steel appliances. Spacious 3rd bedroom is upstairs. The basement offers more flexible finished space to use as a family room/rec room as well as unfinished space for storage. Step outside to a private, fenced-in backyard with patio that's perfect for summer entertaining. New vinyl siding, gutters, main floor windows 2026. New roof 2019. Schedule your tour of this turnkey gem today!

Key facts

• Eat in kitchen
• New vinyl siding
• Updated bathroom

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED BATHROOM
• EAT IN KITCHEN
• PRIVATE FENCED IN BACKYARD
• NEW VINYL SIDING
• NEW ROOF

Property features AI

Finance

• Other: Living area reported as 1,534; Building area reported as 1,215; Lot dimensions approximately 43 x 127; Corner lot in the Bestor subdivision

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction; Shingle roof; Built in 1948
• Construction: Full basement (partially finished); Established construction (1948)
• Exterior features: Fenced yard; Replacement windows; Corner, level lot; Paved road access

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms (bedrooms located on main, upper and upper levels as noted)
• Flooring: Hardwood flooring in several rooms; Tile flooring in one upper bedroom; Vinyl flooring in kitchen; Other flooring in basement family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Ceiling fans
• Laundry & utility: Laundry room in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (17.9% below list).
• Recommended offer: $119k (17.9% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 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 (+2.3%/yr); 180 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $71k; list at $145k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,903 (17.9% 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 1948 — 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. 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?
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: 0.82% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $112,995
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 W Clarke Ave	0.31mi	3/2.0	1,284 (+6%)	3mo	$119,000	$93	73
2208 W Ayres Ave	0.10mi	2/1.5 (-1)	1,297 (+7%)	4mo	$120,000	$93	73
2111 W Callender Ave	0.13mi	3/1.0	1,050 (-14%)	1mo	$43,500	$41	67
2027 W Sherman Ave	0.21mi	3/1.0	1,109 (-9%)	6mo	$110,000	$99	66
2118 W Sherman Ave	0.18mi	3/1.0	1,075 (-12%)	3mo	$85,000	$79	66
2306 Laura Ave	0.36mi	2/1.0 (-1)	1,159 (-5%)	2mo	$116,000	$100	65
1913 W Laura Ave	0.48mi	3/1.0	1,155 (-5%)	8mo	$28,500	$25	59
1622 W Callender St	0.51mi	3/1.0	1,134 (-7%)	2mo	$95,000	$84	59
2511 W Downs Cir	0.36mi	2/1.0 (-1)	1,063 (-12%)	2mo	$101,000	$95	52
1808 W Fredonia Ave	0.40mi	4/1.0 (+1)	1,340 (+10%)	8mo	$48,000	$36	49
809 N Idaho St	0.59mi	2/1.0 (-1)	1,129 (-7%)	8mo	$110,000	$97	45
614 N Lammers Ave	0.74mi	2/1.0 (-1)	1,350 (+11%)	6mo	$130,000	$96	33

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-30,323
• Equity at exit: $21,605

10-year hold

• IRR: -17.3%
• Equity multiple: 0.08×
• Total profit: $-37,405
• Equity at exit: $12,528

Cash invested: $40,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$760
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-95

Break-even live

Break-even rent $1,309

Max offer price $128,120

Occupancy floor —

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	43d	1	0.35mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	0.39mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	0.44mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	0.53mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	43d	1	0.53mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	43d	1	0.66mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	43d	1	0.78mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	43d	1	0.79mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.80mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	21d	1	0.84mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	1.01mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	13d	1	1.03mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	43d	1	1.05mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	13d	1	1.08mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	1.14mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	21d	1	1.16mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	13d	1	1.18mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	43d	1	1.19mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	13d	1	1.20mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.22mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.36mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	43d	1	1.36mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	43d	1	1.45mi

Listing history 9 events

1. 2026-06-19
   days on market $144,900 Active 10 DOM
2. 2026-06-18
   days on market $144,900 Active 9 DOM
3. 2026-06-17
   days on market $144,900 Active 8 DOM
4. 2026-06-16
   days on market $144,900 Active 7 DOM
5. 2026-06-15
   days on market $144,900 Active 6 DOM
6. 2026-06-14
   days on market $144,900 Active 4 DOM
7. 2026-06-13
   days on market $144,900 Active 3 DOM
8. 2026-06-10
   remarks 672-char remark
9. 2026-06-10
   listed $144,900 Active 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: $2,569 · $214/mo
• Projected year-2 tax: $2,929 · $244/mo
• Expected delta: +$360/yr (+$30/mo · 14.0%)

ⓘ 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: $14,268
• − Mortgage interest: −$8,117
• − Property taxes: −$2,569
• − Insurance: −$724
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,215
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $-266/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

+93.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $144,900 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
• 2014-07-28 Sold (Public Records) $71,000 Public Records
• 2014-07-25 Sold (MLS) $70,750 RMLSA as Distributed by MLS Grid
• 2013-08-05 Listed $74,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,569 · +13.2% YoY. Source: county tax records.