810 N Douglas St · Peoria, IL 61606

$74,900

3 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 22 Days on market

Built 1919 2,613 sqft lot Est $118k · 37% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Large 3 bedroom home located steps away from historic Moss Ave! Amenities include; 9' ceilings, natural woodwork throughout, hardwood floors, formal dining room, spacious living room with open staircase and brick fireplace(decoration only), newer furnace and central air, fully applianced kitchen, sunroom, full basement, updated electric box, one car garage, immediate occupancy! Investors note the home was previously rented for $1,500/month. As it it in a historic district, exterior alterations and some repairs are subject to the Historic Preservation Commission(HPC), please see associated docs for further information. $74,900

Key facts

• Natural woodwork
• Open staircase
• Formal dining room

Tags

• HISTORIC MOSS AVE
• NATURAL WOODWORK
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• OPEN STAIRCASE

Property features AI

Finance

• Other: Residential zoning; Subdivision: Moss
• HOA & community: No association fee

Exterior

• Parking: Detached garage (1 car); Additional parking: Other
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1919
• Construction: Full basement
• Exterior features: Shingle roof; Level lot; Paved road access; Sunroom (main level)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms: primary bedroom approx. 14 x 12 (upper level); second bedroom approx. 13 x 11 (upper level); third bedroom approx. 13 x 9 (upper level)
• Flooring: Hardwood in living room, dining room, and sunroom; Carpet in bedrooms; Vinyl in kitchen; Other flooring in basement laundry
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; Living room fireplace (1)
• Laundry & utility: Laundry room in basement

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$118,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: 33 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,600/mo this rent would consume 49% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $75k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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: 2.14% ✓
• Cap rate: 18.24%
• Cash-on-cash: 42.68%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $118,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Sheridan Rd	0.39mi	3/1.5	1,632 (+3%)	0mo	$114,000	$70	74
725 W Spring Hollow Ln	0.19mi	3/2.0	1,714 (+8%)	4mo	$169,500	$99	70
1328 N Broadway St	0.49mi	4/1.0 (+1)	1,596 (+1%)	1mo	$120,000	$75	70
310 W Armstrong Ave	0.59mi	3/1.5	1,668 (+6%)	7mo	$165,900	$99	56
816 W Columbia Ter	0.40mi	3/1.0	1,347 (-15%)	3mo	$38,000	$28	54
1313 N Ellis St	0.46mi	3/2.0	1,402 (-11%)	3mo	$45,000	$32	53
1112 W Columbia Ter	0.51mi	4/1.0 (+1)	1,726 (+9%)	5mo	$114,000	$66	52
1102 N Institute Pl	0.63mi	3/1.5	1,681 (+6%)	9mo	$189,900	$113	50
1404 N Amber Pl	0.57mi	3/1.5	1,792 (+13%)	1mo	$175,000	$98	48
1310 N Sheridan Rd	0.45mi	3/1.0	1,344 (-15%)	9mo	$47,500	$35	47
1214 N University St	0.55mi	3/1.0	1,382 (-12%)	9mo	$92,000	$67	45
1502 W Columbia Ter	0.72mi	4/2.0 (+1)	1,508 (-5%)	9mo	$131,000	$87	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.69×
• Total profit: $35,391
• Equity at exit: $11,168

10-year hold

• IRR: 45.8%
• Equity multiple: 5.39×
• Total profit: $92,086
• Equity at exit: $6,476

Cash invested: $20,972 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$393
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $746

Break-even live

Break-even rent $656

Max offer price $74,900

Occupancy floor 48%

Sensitivity live

Price	-10% $788	-5% $767	+0% $746	+5% $725	+10% $703
Rent	-10% $619	-5% $683	+0% $746	+5% $809	+10% $872
Rate	-1.0pp $784	-0.5pp $765	base $746	+0.5pp $726	+1.0pp $707

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	14d	1	0.07mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	0.31mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	45d	1	0.50mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	22d	1	0.73mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	0.73mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	0.73mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	0.86mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	45d	1	0.89mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	45d	1	0.94mi
100 Walnut St Unit 402 Peoria, IL	3.0	2.0	1464	$2,400	$1.64	22d	1	0.94mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	0.94mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	45d	1	1.00mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.01mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	1.08mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	14d	1	1.09mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.13mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	45d	1	1.20mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	45d	1	1.38mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	45d	1	1.42mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	1.44mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $74,900 Active 22 DOM
2. 2026-06-18
   price $74,900 Active 21 DOM
3. 2026-06-18
   days on market $79,900 Active 21 DOM
4. 2026-06-17
   days on market $79,900 Active 20 DOM
5. 2026-06-16
   days on market $79,900 Active 19 DOM
6. 2026-06-15
   days on market $79,900 Active 18 DOM
7. 2026-06-14
   days on market $79,900 Active 16 DOM
8. 2026-06-13
   days on market $79,900 Active 15 DOM
9. 2026-06-10
   days on market $79,900 Active 13 DOM
10. 2026-06-09
    days on market $79,900 Active 12 DOM
11. 2026-06-08
    days on market $79,900 Active 11 DOM
12. 2026-06-07
    days on market $79,900 Active 10 DOM
13. 2026-06-03
    days on market $79,900 Active 6 DOM
14. 2026-06-02
    remarks 635-char remark
15. 2026-06-02
    days on market $79,900 Active 5 DOM
16. 2026-06-01
    days on market $79,900 Active 4 DOM
17. 2026-05-31
    days on market $79,900 Active 3 DOM
18. 2026-05-30
    days on market $79,900 Active 2 DOM
19. 2026-05-28
    listed $79,900 Active
20. 2021-09-16
    historical
21. 2021-08-06
    historical
22. 2021-08-06
    historical
23. 2018-11-30
    soldstatus $24,000
24. 2018-10-18
    listed $24,000
25. 2015-11-05
    listed
26. 2015-06-04
    soldstatus $90,000
27. 2001-08-14
    soldstatus $49,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$283/yr (+$24/mo · 25.0%)

ⓘ 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 · 17 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: $19,204
• − Mortgage interest: −$4,196
• − Property taxes: −$1,133
• − Insurance: −$374
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,179
• Taxable income: $8,249
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $6,970/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• Rent YoY: —
• 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

+63.1% since first listed

9 events — show timeline

• 2026-05-28 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2021-09-16 Listing Removed — 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
• 2018-11-30 Sold (MLS) $24,000 RMLSA as Distributed by MLS Grid
• 2018-10-18 Listed $24,000 RMLSA as Distributed by MLS Grid
• 2015-11-05 Listed — RMLSA as Distributed by MLS Grid
• 2015-06-04 Sold (Public Records) $90,000 Public Records
• 2001-08-14 Sold (Public Records) $49,000 Public Records

Property tax history

-2.6%/yr

Latest (2024): $1,133 · +4.8% YoY. Source: county tax records.