214 E Thrush Ave · Peoria, IL 61603

$50,500

3 bd · 1.5 ba · 1,205 sqft · SingleFamily public records · 37 Days on market

Built 1924 5,227 sqft lot $42/sqft · 34% above area Est $50k · 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 +7.0/15.0
• 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

Generous sized three bedroom in Peoria's East Bluff. One being on the main floor. No closet. Natural wood floors and stained glass windows. Featuring a bountiful yard and an enclosed front porch. This property also has a dry basement, providing additional options. Ideal for buyers seeking home ownership at costs comparable or lower than rent or a savvy investor. Call your agent! Seller will provide credit for paint and or flooring with acceptable offer.

Key facts

• Natural wood floors
• Bountiful yard
• Enclosed front porch

Tags

• NATURAL WOOD FLOORS
• STAINED GLASS WINDOWS
• BOUNTIFUL YARD
• ENCLOSED FRONT PORCH
• DRY BASEMENT

Property features AI

Exterior

• Parking: Detached parking; On-street parking available; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Approximately 1,600 total building area; Built in 1924
• Construction: Shingle roof; Full basement
• Exterior features: Shingle roof; Level lot; Lot dimensions approximately 34 x 146

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: Three bedrooms: Bedroom 1 (upper level, ~15 x 12, carpet, egress window), Bedroom 2 (upper level, ~13 x 11, carpet, egress window), Bedroom 3 (main level, ~11 x 10, carpet, egress window)
• Flooring: Hardwood in living and dining areas; Tile in kitchen; Carpet in bedrooms; Other flooring in basement laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas water heater; No central cooling
• Interior features: Cable available; Ceiling fan(s); High-speed internet; Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer; Basement laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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: Glen Oak Comm Learning Cntr (math 0% / reading 0%, grade F, #2,056 of 2,056 statewide, top 100%, 709 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 (+3.5%/yr); 104 active listings in the ZIP; 24 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 32% 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 $349 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,985 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. 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?
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: 2.19% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.30%
• DSCR: 2.88
• GRM: 3.8

CMA / ARV

• ARV (median comp): $49,940
• List price: $50,500
• Delta: 1.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 N Wisconsin Ave	0.41mi	3/2.0	1,217 (+1%)	0mo	$30,000	$25	77
908 E Behrends Ave	0.60mi	3/1.5	1,240 (+3%)	1mo	$65,000	$52	67
510 W Gift Ave	0.60mi	3/1.0	1,224 (+2%)	2mo	$115,575	$94	66
718 E Behrends Ave	0.49mi	3/1.0	1,140 (-5%)	2mo	$71,000	$62	65
2208 N Ellis St	0.54mi	3/2.0	1,261 (+5%)	3mo	$44,000	$35	63
2312 N Ellis St	0.55mi	3/1.0	1,258 (+4%)	3mo	$44,000	$35	63
2136 N Delaware St	0.49mi	3/1.0	1,130 (-6%)	3mo	$47,500	$42	62
2211 N Ellis St	0.56mi	3/1.0	1,127 (-6%)	1mo	$33,000	$29	60
308 E Corrington Ave	0.54mi	2/1.0 (-1)	1,284 (+7%)	2mo	$94,600	$74	55
2635 N Peoria Ave	0.41mi	3/1.0	1,366 (+13%)	2mo	$93,000	$68	55
504 W Archer Ave	0.52mi	3/1.0	1,344 (+12%)	3mo	$26,000	$19	52
518 W Willcox Ave	0.69mi	3/1.0	1,334 (+11%)	3mo	$107,500	$81	45

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: 39.6%
• Equity multiple: 2.71×
• Total profit: $24,143
• Equity at exit: $7,530

10-year hold

• IRR: 46.2%
• Equity multiple: 5.55×
• Total profit: $64,302
• Equity at exit: $4,366

Cash invested: $14,140 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$265
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $498

Break-even live

Break-even rent $475

Max offer price $50,500

Occupancy floor 50%

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: $12,625
• Closing costs: $1,515
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.11mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.16mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	13d	1	0.37mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.55mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.55mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	0.71mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	0.74mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.76mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	0.77mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	0.78mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	0.79mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.86mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.86mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.03mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.09mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.09mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	1.20mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	1.25mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.25mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.35mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.38mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	21d	1	1.46mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	13d	1	1.46mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	21d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   days on market $50,500 Active 37 DOM
2. 2026-06-18
   days on market $50,500 Active 36 DOM
3. 2026-06-17
   days on market $50,500 Active 35 DOM
4. 2026-06-16
   days on market $50,500 Active 34 DOM
5. 2026-06-15
   days on market $50,500 Active 33 DOM
6. 2026-06-14
   days on market $50,500 Active 31 DOM
7. 2026-06-13
   days on market $50,500 Active 30 DOM
8. 2026-06-10
   days on market $50,500 Active 28 DOM
9. 2026-06-09
   days on market $50,500 Active 27 DOM
10. 2026-06-08
    days on market $50,500 Active 26 DOM
11. 2026-06-07
    days on market $50,500 Active 25 DOM
12. 2026-06-03
    days on market $50,500 Active 21 DOM
13. 2026-06-02
    days on market $50,500 Active 20 DOM
14. 2026-06-01
    days on market $50,500 Active 19 DOM
15. 2026-05-31
    days on market $50,500 Active 18 DOM
16. 2026-05-30
    days on market $50,500 Active 17 DOM
17. 2026-05-18
    price $52,500 382-char remark
18. 2026-05-13
    listed $57,500 Active 382-char remark
19. 2026-04-09
    historical
20. 2026-04-03
    historical
21. 2022-03-31
    historical
22. 2021-08-06
    historical
23. 2002-05-17
    soldstatus $45,000
24. 2001-07-30
    listed $45,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$39/yr (+$3/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 69% 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: $13,265
• − Mortgage interest: −$2,829
• − Property taxes: −$1,068
• − Insurance: −$252
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,469
• Taxable income: $5,525
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,655/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

+12.2% since first listed

9 events — show timeline

• 2026-05-25 Price Changed $50,500 RMLSA as Distributed by MLS Grid
• 2026-05-18 Price Changed $52,500 RMLSA as Distributed by MLS Grid
• 2026-05-13 Listed $57,500 RMLSA as Distributed by MLS Grid
• 2026-04-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-04-03 Coming Soon — RMLSA as Distributed by MLS Grid
• 2022-03-31 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2002-05-17 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2001-07-30 Listed $45,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $1,068 · +6.5% YoY. Source: county tax records.