1418 N Sheridan Rd · Peoria, IL 61606

$109,000

4 bd · 1.0 ba · 1,762 sqft · SingleFamily public records · 39 Days on market

Built 1921 0.41 ac lot $62/sqft · 107% above area ↓ 16% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Charming and full of character, this spacious 4 bed, 1.5 bath home offers timeless original details blended with a peaceful nature-filled setting right in the heart of the city. Situated on a large double lot, the property features mature trees, a quiet dead-end alley, and established landscaping including thornless raspberries, strawberry plants, and a thriving butterfly garden filled with milkweed and pollinator friendly perennials. inside you will find original woodwork, classic bathroom tile, a stunning chandelier, 3 sets of French doors imported from France. The gas fireplace creates the perfect place to gather and bonus sunroom offers flexibility for an office, reading nook, or 5th be

Key facts

• Stunning chandelier
• Large double lot
• Original woodwork

Tags

• LARGE DOUBLE LOT
• MATURE TREES
• ESTABLISHED LANDSCAPING
• ORIGINAL WOODWORK
• CLASSIC BATHROOM TILE
• STUNNING CHANDELIER

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story; Property over 100 years old; Interstate access nearby
• Construction: Brick construction; Asphalt roof; Block foundation; Built before 1978
• Exterior features: Level lot; Lot dimensions approximately 178 x 100

Interior

• Kitchen: Eating area with breakfast bar; Island; Range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total; Master bedroom on second floor; Three additional bedrooms on second floor; Bonus room on main level
• Flooring: Hardwood flooring in most main and second-floor rooms; Other flooring in basement laundry
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Steam/radiator heating; Window air conditioning units
• Interior features: French doors; 8 total rooms; Separate dining room; Unfinished full basement; Laundry chute; One fireplace with gas starter
• Laundry & utility: Basement laundry room; Washer; Dryer; Laundry chute

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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+, schools F, 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.
• Market conditions: 33 active listings in the ZIP; 7 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 $1,607/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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1921 — 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: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $52,712
• List price: $109,000
• Delta: 106.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 N Amber Pl	0.18mi	3/1.5 (-1)	1,792 (+2%)	1mo	$175,000	$98	81
1321 N Ellis St	0.09mi	3/2.5 (-1)	1,870 (+6%)	0mo	$143,000	$76	74
1328 N Broadway St	0.21mi	4/1.0	1,596 (-9%)	1mo	$120,000	$75	74
1219 Sheridan Rd	0.17mi	3/1.5 (-1)	1,632 (-7%)	0mo	$114,000	$70	72
1112 W Columbia Ter	0.44mi	4/1.0	1,726 (-2%)	5mo	$114,000	$66	72
803 W Meadows Pl	0.54mi	4/1.5	1,924 (+9%)	1mo	$165,000	$86	57
1829 N Missouri Ave	0.74mi	4/1.5	1,736 (-2%)	5mo	$55,000	$32	57
725 W Spring Hollow Ln	0.74mi	3/2.0 (-1)	1,714 (-3%)	4mo	$169,500	$99	49
1916 N Peoria Ave	0.75mi	3/2.0 (-1)	1,817 (+3%)	3mo	$147,000	$81	48
2304 N Ellis Ave	0.71mi	3/1.0 (-1)	1,907 (+8%)	4mo	$76,000	$40	44
1633 N Peoria Ave	0.62mi	3/2.0 (-1)	1,610 (-9%)	6mo	$69,900	$43	42
2300 N Sheridan Rd	0.74mi	4/2.5	1,590 (-10%)	4mo	$155,000	$97	40

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $14,993
• Equity at exit: $16,252

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $55,178
• Equity at exit: $9,424

Cash invested: $30,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$572
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $512

Break-even live

Break-even rent $958

Max offer price $109,000

Occupancy floor 63%

Sensitivity live

Price	-10% $574	-5% $543	+0% $512	+5% $481	+10% $451
Rent	-10% $385	-5% $449	+0% $512	+5% $576	+10% $639
Rate	-1.0pp $567	-0.5pp $540	base $512	+0.5pp $484	+1.0pp $455

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.16mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	14d	1	0.67mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.92mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	1.00mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	1.01mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	44d	1	1.29mi
100 Walnut St Unit 402 Peoria, IL	3.0	2.0	1464	$2,400	$1.64	21d	1	1.37mi

Listing history 17 events

1. 2026-06-19
   days on market $109,000 Active 39 DOM
2. 2026-06-18
   days on market $109,000 Active 38 DOM
3. 2026-06-17
   days on market $109,000 Active 37 DOM
4. 2026-06-16
   days on market $109,000 Active 36 DOM
5. 2026-06-15
   pricedays on market $109,000 Active 35 DOM
6. 2026-06-14
   days on market $119,000 Active 33 DOM
7. 2026-06-13
   days on market $119,000 Active 32 DOM
8. 2026-06-10
   days on market $119,000 Active 30 DOM
9. 2026-06-09
   days on market $119,000 Active 29 DOM
10. 2026-06-08
    days on market $119,000 Active 28 DOM
11. 2026-06-07
    days on market $119,000 Active 27 DOM
12. 2026-06-03
    days on market $119,000 Active 23 DOM
13. 2026-06-02
    days on market $119,000 Active 22 DOM
14. 2026-06-01
    days on market $119,000 Active 21 DOM
15. 2026-05-31
    days on market $119,000 Active 20 DOM
16. 2026-05-30
    days on market $119,000 Active 19 DOM
17. 2026-05-09
    listed $129,900 Active 962-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: $1,678 · $140/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$398/yr (+$33/mo · 23.7%)

ⓘ 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: $19,279
• − Mortgage interest: −$6,106
• − Property taxes: −$1,678
• − Insurance: −$545
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$3,171
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $5,021/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

-16.1% since first listed

3 events — show timeline

• 2026-06-14 Price Changed $109,000 MRED as Distributed by MLS Grid
• 2026-05-26 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2026-05-09 Listed $129,900 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,678 · +9.5% YoY. Source: county tax records.