724 E Behrends Ave · Peoria, IL 61603

$69,900

4 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 5 Days on market

Built 1925 6,500 sqft lot Est $67k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.4/15.0
• 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

4 bedroom home with all new windows throughout the home, detached garage, and available for a prompt sale! Home was previously a rental, now it fits owner occupied or investor as fitting buyers for this home not far from hospital and zoo. Make your appt today!

Key facts

• New windows
• Detached garage
• 6,500 sq ft lot

Tags

• NEW WINDOWS
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 130; Living area reported as 1,682
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Shingle roof; Built in 1925
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Kitchen on main level (vinyl flooring, approx. 13 x 10)
• Bedrooms: Four bedrooms total; Primary bedroom on upper level (approx. 15 x 14, laminate flooring, egress window); Second bedroom on upper level (approx. 15 x 13, laminate flooring, egress window); Third bedroom on upper level (approx. 13 x 12, laminate flooring, egress window); Fourth bedroom on main level (approx. 14 x 11, laminate flooring, egress window)
• Flooring: Laminate flooring in several bedrooms; Vinyl flooring in the kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; One fireplace; Crawl space basement; Unfinished basement
• Laundry & utility: Main level laundry room (approx. 7 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $25k; list at $70k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1925 — 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: 1.74% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.68%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $66,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E Lasalle St	0.14mi	4/1.0	1,706 (+2%)	1mo	$41,000	$24	87
1826 N California Ave	0.20mi	3/1.5 (-1)	1,564 (-6%)	1mo	$34,900	$22	75
714 E Kansas St	0.14mi	3/1.5 (-1)	1,538 (-8%)	2mo	$26,666	$17	74
1620 N Wisconsin Ave	0.16mi	3/1.5 (-1)	1,488 (-11%)	1mo	$90,000	$60	68
301 E Thrush Ave	0.50mi	3/1.5 (-1)	1,716 (+3%)	2mo	$102,000	$59	65
400 E Virginia Ave	0.69mi	4/1.0	1,676 (+0%)	3mo	$117,500	$70	63
1916 N Peoria Ave	0.36mi	3/2.0 (-1)	1,817 (+9%)	3mo	$147,000	$81	59
1501 NE Madison Ave	0.61mi	3/2.0 (-1)	1,576 (-6%)	1mo	$34,000	$22	55
1116 NE Monroe St	0.52mi	4/2.0	1,846 (+11%)	2mo	$27,000	$15	54
220 E Frye St	0.41mi	3/2.0 (-1)	1,842 (+10%)	3mo	$56,500	$31	54
118 E Archer Ave	0.63mi	5/2.0 (+1)	1,828 (+10%)	1mo	$73,000	$40	47
1016 E Virginia Ave	0.68mi	3/2.5 (-1)	1,427 (-14%)	1mo	$83,000	$58	35

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: 23.6%
• Equity multiple: 1.98×
• Total profit: $19,095
• Equity at exit: $10,422

10-year hold

• IRR: 31.8%
• Equity multiple: 3.94×
• Total profit: $57,598
• Equity at exit: $6,044

Cash invested: $19,572 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$367
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $468

Break-even live

Break-even rent $627

Max offer price $69,900

Occupancy floor 57%

Sensitivity live

Price	-10% $507	-5% $488	+0% $468	+5% $448	+10% $428
Rent	-10% $371	-5% $420	+0% $468	+5% $516	+10% $564
Rate	-1.0pp $503	-0.5pp $486	base $468	+0.5pp $450	+1.0pp $431

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.32mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	14d	1	0.33mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	0.57mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.91mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	1.01mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.24mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	1.31mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	1.33mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.42mi

Listing history 6 events

1. 2026-06-19
   days on market $69,900 Active 5 DOM
2. 2026-06-18
   days on market $69,900 Active 4 DOM
3. 2026-06-17
   days on market $69,900 Active 3 DOM
4. 2026-06-16
   days on market $69,900 Active 2 DOM
5. 2026-06-15
   remarks 260-char remark
6. 2026-06-15
   listed $69,900 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: $1,198 · $100/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$195/yr (+$16/mo · 16.2%)

ⓘ 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: $14,632
• − Mortgage interest: −$3,915
• − Property taxes: −$1,198
• − Insurance: −$350
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,033
• Taxable income: $4,794
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,462/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

+55.3% since first listed

9 events — show timeline

• 2026-06-14 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2024-03-20 Rental Removed $1,300 APPFOLIO
• 2024-03-13 Listed for Rent $1,300 APPFOLIO
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-09-02 Sold (MLS) $25,200 RMLSA as Distributed by MLS Grid
• 2013-10-14 Listed $25,000 RMLSA as Distributed by MLS Grid
• 2008-10-10 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2008-03-13 Listed $45,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $1,198 · +6.4% YoY. Source: county tax records.