118 E Archer Ave · Peoria, IL 61603

$75,000

4 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 7 Days on market

Built 1880 5,940 sqft lot Est $128k · 41% under

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

Listing remarks MLS

Affordable 5BR/2BA home with 2 stall detached garage. Updated shingles, vinyl siding, numerous windows and furnace. Convenient main floor laundry. Formal dining room plus an eat-in kitchen. Laminate floors in upstairs bedrooms. Price reflects the need for updates. Home to be sold as is, no warranties expressed or implied. 2 addendums in associated docs required with all offers. Minimum 3 weeks needed for closing. Manager for sellers is a licensed agent. No utilities on, take a flashlight.

Key facts

• Recent updates
• Formal dining room
• Main floor laundry

Tags

• DETACHED GARAGE
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY
• RECENT UPDATES
• PARTIALLY PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.7% vs local median 5.6% 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: 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 (+3.5%/yr); 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.5% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $29k; list at $75k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1880 — 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: 1.58% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.90%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $127,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 E Archer Ave	0.00mi	5/2.0 (+1)	1,828 (0%)	1mo	$73,000	$40	94
220 E Frye St	0.28mi	3/2.0 (-1)	1,842 (+1%)	3mo	$56,500	$31	79
1916 N Peoria Ave	0.35mi	3/2.0 (-1)	1,817 (-1%)	3mo	$147,000	$81	75
301 E Thrush Ave	0.13mi	3/1.5 (-1)	1,716 (-6%)	2mo	$102,000	$59	75
135 W Hanssler Pl	0.34mi	3/2.5 (-1)	1,812 (-1%)	3mo	$165,000	$91	74
400 E Virginia Ave	0.22mi	4/1.0	1,676 (-8%)	3mo	$117,500	$70	70
803 W Meadows Pl	0.68mi	4/1.5	1,924 (+5%)	1mo	$165,000	$86	56
904 E Seneca Pl	0.62mi	3/1.5 (-1)	1,765 (-3%)	2mo	$107,000	$61	56
720 W Loucks Ave	0.69mi	4/1.5	1,711 (-6%)	4mo	$119,000	$70	52
704 E Lasalle St	0.70mi	4/1.0	1,706 (-7%)	1mo	$41,000	$24	51
1826 N California Ave	0.49mi	3/1.5 (-1)	1,564 (-14%)	1mo	$34,900	$22	45
812 E Seneca Pl	0.59mi	3/3.0 (-1)	1,640 (-10%)	3mo	$161,500	$98	44

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.67×
• Total profit: $13,985
• Equity at exit: $11,183

10-year hold

• IRR: 25.4%
• Equity multiple: 3.27×
• Total profit: $47,589
• Equity at exit: $6,485

Cash invested: $21,000 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $401

Break-even live

Break-even rent $677

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.12mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.50mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.77mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	0.96mi

Listing history 15 events

1. 2026-04-08
   status Pending
2. 2026-04-01
   listed $75,000 Active
3. 2024-10-04
   status Active
4. 2024-10-04
   historical
5. 2024-08-28
   historical Under Contract
6. 2024-08-22
   price
7. 2024-07-01
   listed Active
8. 2022-04-08
   soldstatus $29,000 493-char remark

   Show marketing remark (493 chars)

   Affordable 5BR/2BA home with 2 stall detached garage. Updated shingles, vinyl siding, numerous windows and furnace. Convenient main floor laundry. Formal dining room plus an eat-in kitchen. Laminate floors in upstairs bedrooms. Price reflects the need for updates. Home to be sold as is, no warranties expressed or implied. 2 addendums in associated docs required with all offers. Minimum 3 weeks needed for closing. Manager for sellers is a licensed agent. No utilities on, take a flashlight.

9. 2022-03-08
   listed $29,900 493-char remark

   Show marketing remark (493 chars)

   Affordable 5BR/2BA home with 2 stall detached garage. Updated shingles, vinyl siding, numerous windows and furnace. Convenient main floor laundry. Formal dining room plus an eat-in kitchen. Laminate floors in upstairs bedrooms. Price reflects the need for updates. Home to be sold as is, no warranties expressed or implied. 2 addendums in associated docs required with all offers. Minimum 3 weeks needed for closing. Manager for sellers is a licensed agent. No utilities on, take a flashlight.

10. 2021-08-06
    historical
11. 2018-01-05
    historical
12. 2016-08-01
    soldstatus $53,500
13. 2010-04-30
    soldstatus $18,500
14. 2010-03-09
    listed $21,500
15. 1999-04-27
    soldstatus $31,500

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$190/yr (+$16/mo · 14.4%)

ⓘ 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: $14,209
• − Mortgage interest: −$4,201
• − Property taxes: −$1,322
• − Insurance: −$375
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,182
• Taxable income: $3,856
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $3,884/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+138.1% since first listed

15 events — show timeline

• 2026-04-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-01 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2024-10-04 Relisted — RMLSA as Distributed by MLS Grid
• 2024-10-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-28 Contingent — RMLSA as Distributed by MLS Grid
• 2024-08-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-01 Listed — RMLSA as Distributed by MLS Grid
• 2022-04-08 Sold (MLS) $29,000 RMLSA as Distributed by MLS Grid
• 2022-03-08 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-01-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-08-01 Sold (Public Records) $53,500 Public Records
• 2010-04-30 Sold (MLS) $18,500 RMLSA as Distributed by MLS Grid
• 2010-03-09 Listed $21,500 RMLSA as Distributed by MLS Grid
• 1999-04-27 Sold (Public Records) $31,500 Public Records

Property tax history

+8.3%/yr

Latest (2024): $1,322 · +4.7% YoY. Source: county tax records.