1514 W Margaret Ave · Peoria, IL 61604

$110,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 1 Days on market

Built 1941 0.25 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• 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

Wonderfully maintained 2 bedroom bungalow. Beautiful hardwood flooring, crown molding, & neutral decor throughout. Basement features a family room, den/office area, laundry room, & lots of storage. Relax in spacious fenced private backyard with nice patio. Centrally located for shopping, colleges, restaurants and hospitals. Appliances stay as-is, no warranty. 24 hour notice for all showings.

Key facts

• 0.25 acre lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (0.4% below list).
• Recommended offer: $110k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 5.5% 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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Sterling Middle School (math 0% / reading 4%, grade F, #664 of 665 statewide, top 100%, 385 students, 0% FRL); 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 (+2.3%/yr); 181 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $761 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.

Negotiation context

• Only 1 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,588 (0.4% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.00% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $68,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 W Margaret Ave	0.08mi	2/1.0	936 (+10%)	1mo	$113,000	$121	79
1126 W Gilbert Ave	0.31mi	2/1.0	878 (+3%)	2mo	$89,900	$102	79
1017 W Gilbert Ave	0.42mi	2/1.0	816 (-4%)	2mo	$20,000	$25	72
2212 W Dennis Ct	0.58mi	2/1.0	864 (+1%)	0mo	$47,000	$54	70
1214 W Brons Ave	0.72mi	2/1.0	864 (+1%)	2mo	$34,900	$40	63
1131 W Nowland Ave	0.59mi	1/1.0 (-1)	880 (+3%)	1mo	$53,500	$61	61
1417 W Mcclure Ave	0.38mi	2/1.0	947 (+11%)	3mo	$119,075	$126	61
3023 N Golf Dr	0.57mi	2/1.0	954 (+12%)	4mo	$79,000	$83	50
910 W Virginia Ave	0.61mi	2/1.0	748 (-12%)	3mo	$60,000	$80	49
1126 Thrush Ave	0.67mi	2/1.0	952 (+12%)	1mo	$62,500	$66	48
804 W Maywood Ave	0.62mi	3/1.0 (+1)	973 (+14%)	1mo	$134,000	$138	42
1022 W Thrush Ave	0.72mi	3/1.0 (+1)	946 (+11%)	4mo	$72,000	$76	40

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,629
• Equity at exit: $16,401

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,303
• Equity at exit: $9,511

Cash invested: $30,800 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 181
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$577
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $173

Break-even live

Break-even rent $878

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $235	-5% $204	+0% $173	+5% $141	+10% $110
Rent	-10% $86	-5% $129	+0% $173	+5% $216	+10% $259
Rate	-1.0pp $228	-0.5pp $200	base $173	+0.5pp $144	+1.0pp $115

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	46d	1	0.41mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	46d	1	0.74mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	46d	1	0.77mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	46d	1	0.78mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	16d	1	0.78mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	23d	1	0.80mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	16d	1	0.81mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	46d	1	0.83mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	16d	1	0.83mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	46d	1	0.85mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	16d	17	0.86mi
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	46d	1	0.96mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	23d	1	1.00mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	16d	1	1.00mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	16d	4	1.02mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	46d	1	1.07mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	16d	1	1.13mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	16d	3	1.33mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	16d	3	1.37mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	16d	1	1.44mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	23d	1	1.49mi

Listing history 10 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $110,000 Active
3. 2026-04-20
   historical $110,000
4. 2020-05-14
   soldstatus $79,500
5. 2020-05-08
   soldstatus $79,500 406-char remark

   Show marketing remark (406 chars)

   Wonderfully maintained 2 bedroom bungalow. Beautiful hardwood flooring, crown molding, & neutral decor throughout. Basement features a family room, den/office area, laundry room, & lots of storage. Relax in spacious fenced private backyard with nice patio. Centrally located for shopping, colleges, restaurants and hospitals. Appliances stay as-is, no warranty. 24 hour notice for all showings.

6. 2019-05-28
   listed $81,900 406-char remark

   Show marketing remark (406 chars)

   Wonderfully maintained 2 bedroom bungalow. Beautiful hardwood flooring, crown molding, & neutral decor throughout. Basement features a family room, den/office area, laundry room, & lots of storage. Relax in spacious fenced private backyard with nice patio. Centrally located for shopping, colleges, restaurants and hospitals. Appliances stay as-is, no warranty. 24 hour notice for all showings.

7. 2005-06-22
   soldstatus $76,000
8. 2005-06-17
   soldstatus $75,900 66-char remark

   Show marketing remark (66 chars)

   CUTE AS A BUTTON. WELL MAINTAINED CONVENIENTLY LOCATED. MUST SEE!!

9. 2005-05-17
   listed $79,900 66-char remark

   Show marketing remark (66 chars)

   CUTE AS A BUTTON. WELL MAINTAINED CONVENIENTLY LOCATED. MUST SEE!!

10. 2005-04-20
    soldstatus $86,500

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$825/yr (+$69/mo · 97.5%)

ⓘ 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: $13,151
• − Mortgage interest: −$6,162
• − Property taxes: −$847
• − Insurance: −$550
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,200
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,001/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): 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

+27.2% since first listed

10 events — show timeline

• 2026-04-23 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-22 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2026-04-20 Coming Soon $110,000 RMLSA as Distributed by MLS Grid
• 2020-05-14 Sold (Public Records) $79,500 Public Records
• 2020-05-08 Sold (MLS) $79,500 RMLSA as Distributed by MLS Grid
• 2019-05-28 Listed $81,900 RMLSA as Distributed by MLS Grid
• 2005-06-22 Sold (Public Records) $76,000 Public Records
• 2005-06-17 Sold (MLS) $75,900 RMLSA as Distributed by MLS Grid
• 2005-05-17 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2005-04-20 Sold (Public Records) $86,500 Public Records

Property tax history

-5.9%/yr

Latest (2024): $847 · -3.9% YoY. Source: county tax records.