123 SW Jefferson Ave Unit E6A · Peoria, IL 61602

$69,900

1 bd · 1.0 ba · 792 sqft · Condo public records · 4 Days on market

Built 1984 $316/mo HOA · 23% of rent ↓ 35% since listing

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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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

City views, natural light, and a location that puts you in the center of it all! This 6th-floor Twin Towers condo offers 792 square feet of comfortable living with an open-concept kitchen and living area designed to maximize both space and views. Floor-to-ceiling windows flood the home with sunlight and create a stunning backdrop day and night. The spacious bedroom includes a walk-in closet, while the unbeatable downtown Peoria location keeps restaurants, shopping, medical facilities, and Caterpillar just minutes away. Easy living with a view what's not to love?

Key facts

• Open-concept kitchen
• Walk-in closet
• Natural light

Tags

• NATURAL LIGHT
• OPEN-CONCEPT KITCHEN
• FLOOR-TO-CEILING WINDOWS
• WALK-IN CLOSET
• DOWNTOWN PEORIA LOCATION

Property features AI

Finance

• Other: Directions: Corner of Jefferson and Fulton; MLS area: PAAR Area
• HOA & community: Association fee approximately $316; HOA covers grounds maintenance, snow removal, common area maintenance, building maintenance, security, trash, and lawn care

Exterior

• Parking: Parking garage (no dedicated garage spaces listed)
• Security: Community security included in association
• Utilities: Public water; Public sewer
• Home design: Attached property; 1-story unit within a 4-story building; Built in 1984; Located in the Twin Towers subdivision; Zoned residential
• Construction: No (not new construction)
• Exterior features: Shallow/other-style roof; Level lot; Paved road access

Interior

• Kitchen: Kitchen included (appliances: dishwasher, refrigerator)
• Bedrooms: 1 bedroom (main level); Bedroom has egress window
• Flooring: Luxury vinyl plank flooring in bedroom, living room, and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric heating; Electric water heater
• Interior features: Dishwasher; Refrigerator; No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 9.4% 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: Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 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: 28 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 23% of rent.

Recommended offer $69,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $522
• Equity at exit: $10,422

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $16,494
• 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 61602

• Home prices YoY: -4.9%
• Active inventory: 28
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$367
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$29
• HOA: −$316
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $182

Break-even live

Break-even rent $1,148

Max offer price $69,900

Occupancy floor 82%

Sensitivity live

Price	-10% $221	-5% $201	+0% $182	+5% $162	+10% $142
Rent	-10% $73	-5% $127	+0% $182	+5% $236	+10% $290
Rate	-1.0pp $217	-0.5pp $199	base $182	+0.5pp $164	+1.0pp $145

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	0.01mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	21d	1	0.01mi
311 SW Water St Unit 301 Peoria, IL	1.0	1.0	635	$1,300	$2.05	44d	1	0.34mi
100 Walnut St Peoria, IL	2.0	2.0	1102	$2,000	$1.81	14d	1	0.47mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	0.61mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	14d	1	0.65mi
812 SW Washington St Peoria, IL	2.0	1.0	640	$1,200	$1.88	14d	1	0.65mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	44d	1	0.73mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	44d	1	0.73mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	14d	1	0.73mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	44d	1	0.81mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	0.86mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	0.95mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	21d	1	1.14mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	1.21mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	1.22mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	1.46mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-19
   days on market $69,900 Active 4 DOM
2. 2026-06-18
   pricedays on market $69,900 Active 3 DOM
3. 2026-06-15
   remarks 568-char remark
4. 2026-06-15
   listed $59,900 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: $2,345 · $195/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,538
• − Mortgage interest: −$3,915
• − Property taxes: −$2,345
• − Insurance: −$350
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − HOA: −$3,792
• − Depreciation: −$2,033
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $1,830/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
• City population: 114,670
• Population (ZIP): 977

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 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 17% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 4% Dominican 3%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% 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: ▼ -4.01%
• Current HPI: 77.5295
• Rent YoY: —
• Metro: —
• 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

-35.2% since first listed

3 events — show timeline

• 2026-06-15 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2012-12-19 Sold (Public Records) $85,000 Public Records
• 2007-05-31 Sold (Public Records) $92,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,345 · -18.5% YoY. Source: county tax records.