610 W Hudson St · Peoria, IL 61604

$129,900

2 bd · 1.5 ba · 856 sqft · SingleFamily public records · 39 Days on market

Built 1940 5,000 sqft lot $152/sqft · 52% above area Est $164k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this incredibly well maintained & thoughtfully updated home! When you walk into the home, you will feel the weight of world lifted off your shoulders as you sink into relaxation either in front of the stunning custom fireplace or on the enclosed front porch. To start with, the three season porch provides such a welcoming space for you & your guests or choose to sit in the light filled living room or the finished basement for a cozy environment to hunker down & watch a series of movies or your favorite sporting event! The kitchen it has been redone with very nice, quality cabinets, neutral countertops & tiled backsplash plus a large sink & plenty of s

Key facts

• Custom fireplace
• Three season porch
• Finished basement

Tags

• CUSTOM FIREPLACE
• ENCLOSED FRONT PORCH
• THREE SEASON PORCH
• LIGHT FILLED LIVING ROOM
• FINISHED BASEMENT
• REDONE KITCHEN

Property features AI

Finance

• Other: Property in Greenview subdivision; Directions: War Memorial Drive, south on Sheridan Rd, east on Hudson
• HOA & community: No association fees

Exterior

• Parking: Detached paved garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family home; Built in 1940
• Construction: Shingle roof; Finished full basement
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Tile flooring in kitchen
• Bedrooms: Three bedrooms (two on the main level, one in the basement); Master/primary and secondary bedrooms on the main level; Basement bedroom (egress window: no)
• Flooring: Carpet in living areas and bedrooms; Tile in kitchen, main floor bath, and basement baths
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Central air conditioning; Gas water heater
• Interior features: Attic storage; Cable available; Ceiling fans; High-speed internet; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.9% below list).
• Recommended offer: $108k (16.9% below list) — sets the bar for 1% rule.

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 (+2.3%/yr); 180 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $898 of loan paydown is wiped out by about $4k 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

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,884 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (median comp): $163,704
• List price: $129,900
• Delta: -20.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 W Gilbert Ave	0.42mi	2/1.0	816 (-5%)	2mo	$20,000	$25	69
1126 W Gilbert Ave	0.52mi	2/1.0	878 (+3%)	2mo	$89,900	$102	68
2332 N Ellis St	0.64mi	2/1.0	840 (-2%)	2mo	$24,000	$29	64
2318 N Ellis St	0.68mi	2/1.0	842 (-2%)	3mo	$31,000	$37	61
3120 N Linnhill Ct	0.37mi	2/1.0	962 (+12%)	0mo	$139,900	$145	60
804 W Maywood Ave	0.25mi	3/1.0 (+1)	973 (+14%)	1mo	$134,000	$138	57
617 W Hanssler Pl	0.37mi	3/1.0 (+1)	952 (+11%)	2mo	$65,000	$68	55
614 W Loucks Ave	0.49mi	3/1.0 (+1)	949 (+11%)	2mo	$38,500	$41	50
1419 W Margaret Ave	0.70mi	2/1.0	936 (+9%)	1mo	$113,000	$121	49
910 W Virginia Ave	0.58mi	2/1.0	748 (-13%)	3mo	$60,000	$80	48
2318 N Flora Ave	0.68mi	2/1.0	768 (-10%)	2mo	$90,000	$117	47
112 E Gift Ave	0.70mi	3/2.0 (+1)	971 (+13%)	2mo	$90,000	$93	36

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-22,786
• Equity at exit: $19,369

10-year hold

• IRR: -11.4%
• Equity multiple: 0.34×
• Total profit: $-24,165
• Equity at exit: $11,231

Cash invested: $36,372 (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: 180
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$681
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-15

Break-even live

Break-even rent $1,098

Max offer price $127,183

Occupancy floor 96%

Sensitivity live

Price	-10% $58	-5% $21	+0% $-15	+5% $-52	+10% $-89
Rent	-10% $-101	-5% $-58	+0% $-15	+5% $27	+10% $70
Rate	-1.0pp $50	-0.5pp $18	base $-15	+0.5pp $-49	+1.0pp $-83

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	44d	1	0.39mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	0.67mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	0.67mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	0.74mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	0.79mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	0.79mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	0.82mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	0.84mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	44d	1	0.87mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.02mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	1.05mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.05mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	14d	17	1.16mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	1.16mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	1.23mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	14d	1	1.31mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	1.32mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	44d	1	1.39mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	21d	1	1.40mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	1.40mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	1.40mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	1.45mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	21d	1	1.46mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	1.48mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	1.50mi

Listing history 11 events

1. 2026-06-10
   days on market $129,900 Under Contract 39 DOM
2. 2026-06-09
   days on market $129,900 Under Contract 38 DOM
3. 2026-06-08
   days on market $129,900 Under Contract 37 DOM
4. 2026-06-07
   days on market $129,900 Under Contract 36 DOM
5. 2026-06-03
   days on market $129,900 Under Contract 32 DOM
6. 2026-06-02
   days on market $129,900 Under Contract 31 DOM
7. 2026-06-01
   days on market $129,900 Under Contract 30 DOM
8. 2026-05-31
   days on market $129,900 Under Contract 29 DOM
9. 2026-05-30
   days on market $129,900 Under Contract 28 DOM
10. 2026-05-06
    historical Under Contract 1537-char remark
11. 2026-05-02
    listed $129,900 Active 1537-char remark

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $2,268 · $189/mo
• Expected delta: +$680/yr (+$57/mo · 42.8%)

ⓘ 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: $12,946
• − Mortgage interest: −$7,276
• − Property taxes: −$1,588
• − Insurance: −$650
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,779
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $396/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

+12.0% since first listed

3 events — show timeline

• 2026-06-10 Sold (MLS) $145,500 RMLSA as Distributed by MLS Grid
• 2026-05-06 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-02 Listed $129,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $1,588 · -2.4% YoY. Source: county tax records.