919 W Moss Ave · Peoria, IL 61606

$349,900

4 bd · 2.5 ba · 3,230 sqft · MultiFamily public records · 73 Days on market

Built 1900 7,840 sqft lot $108/sqft · 53% above area Est $269k · 30% over ↓ 7% since listing

---

Why this score? — see what drove the F 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).

• Livability +3.7/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Historic Gem in the heart of Moss Ave's mature tree lines street. This property has the option of being a single family with extra room on the 3rd floor, a single family with a 3rd floor entirely separate rental or investment property with 2 incomes. Historic woodwork and charm show from the moment you walk onto the covered front porch. Hardwood floors and woodwork are original with pocket doors and stained-glass windows! So much potential to make changes to suit your style or keep as-is. Entry way opens to a formal staircase, living room with fireplace and dining room. Kitchen and walk through pantry! 4 bedrooms with 2 baths on the 2nd floor. Exterior access to 3rd floor with 2 bed/2 bath apartment. Interior access could be returned as well. See also MLS PA1260509

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (57.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (57.3% below list).
• Recommended offer: $149k (57.3% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 5.6% in Peoria — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,494/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $10k 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 73 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,362 (57.3% 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 73 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.43% ✗
• Cap rate: 2.42%
• Cash-on-cash: -13.84%
• DSCR: 0.38
• GRM: 19.5

CMA / ARV

• ARV (median comp): $269,427
• List price: $349,900
• Delta: 29.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 W Moss Ave	0.01mi	5/5.0 (+1)	3,250 (+1%)	10mo	$380,000	$117	75
417 Columbia Ter	0.69mi	5/3.0 (+1)	3,204 (-1%)	11mo	$85,000	$27	51
1104-1106 N Ellis St	0.50mi	4/2.0	2,767 (-14%)	9mo	$150,000	$54	43
616 N Cooper St	0.59mi	4/2.0	2,916 (-10%)	18mo	$160,000	$55	39
1311 N Flora Ave	0.67mi	4/4.0	3,668 (+14%)	18mo	$170,000	$46	25

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: -42.5%
• Equity multiple: -0.31×
• Total profit: $-128,698
• Equity at exit: $52,171

10-year hold

• IRR: -73.1%
• Equity multiple: -1.09×
• Total profit: $-204,901
• Equity at exit: $30,253

Cash invested: $97,972 (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: 19.5×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$329 /mo · $3,948/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-1,130

Break-even live

Break-even rent $2,924

Max offer price $150,322

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 W Kettelle St Peoria, IL	3.0	1.0	4404	$800	$0.18	13d	1	0.91mi

Listing history 34 events

1. 2026-06-19
   days on market $349,900 Active 73 DOM
2. 2026-06-18
   days on market $349,900 Active 72 DOM
3. 2026-06-17
   days on market $349,900 Active 71 DOM
4. 2026-06-16
   days on market $349,900 Active 70 DOM
5. 2026-06-15
   days on market $349,900 Active 69 DOM
6. 2026-06-14
   days on market $349,900 Active 67 DOM
7. 2026-06-13
   days on market $349,900 Active 66 DOM
8. 2026-06-10
   days on market $349,900 Active 64 DOM
9. 2026-06-09
   days on market $349,900 Active 63 DOM
10. 2026-06-08
    days on market $349,900 Active 62 DOM
11. 2026-06-07
    days on market $349,900 Active 61 DOM
12. 2026-06-03
    days on market $349,900 Active 57 DOM
13. 2026-06-02
    days on market $349,900 Active 56 DOM
14. 2026-06-01
    days on market $349,900 Active 55 DOM
15. 2026-05-31
    days on market $349,900 Active 54 DOM
16. 2026-05-30
    days on market $349,900 Active 53 DOM
17. 2026-05-04
    price $349,900 784-char remark

    Show marketing remark (784 chars)

    Historic Gem in the heart of Moss Ave's mature tree lines street. This property has the option of being a single family with extra room on the 3rd floor, a single family with a 3rd floor entirely separate rental or investment property with 2 incomes. Historic woodwork and charm show from the moment you walk onto the covered front porch. Hardwood floors and woodwork are original with pocket doors and stained-glass windows! So much potential to make changes to suit your style or keep as-is. Entry way opens to a formal staircase, living room with fireplace and dining room. Kitchen and walk through pantry! 4 bedrooms with 2 baths on the 2nd floor. Exterior access to 3rd floor with 2 bed/2 bath apartment. Interior access could be returned as well. See also MLS PA1260509

18. 2026-04-07
    listed $374,900 Active 784-char remark

    Show marketing remark (784 chars)

    Historic Gem in the heart of Moss Ave's mature tree lines street. This property has the option of being a single family with extra room on the 3rd floor, a single family with a 3rd floor entirely separate rental or investment property with 2 incomes. Historic woodwork and charm show from the moment you walk onto the covered front porch. Hardwood floors and woodwork are original with pocket doors and stained-glass windows! So much potential to make changes to suit your style or keep as-is. Entry way opens to a formal staircase, living room with fireplace and dining room. Kitchen and walk through pantry! 4 bedrooms with 2 baths on the 2nd floor. Exterior access to 3rd floor with 2 bed/2 bath apartment. Interior access could be returned as well. See also MLS PA1260509

19. 2026-04-06
    historical
20. 2026-04-06
    historical
21. 2026-02-03
    price
22. 2026-02-03
    price
23. 2025-08-27
    listed Active
24. 2025-08-05
    listed Active
25. 2025-07-02
    historical
26. 2025-01-31
    listed Active
27. 2025-01-15
    historical
28. 2024-10-11
    listed Active
29. 2024-10-03
    historical
30. 2024-07-02
    listed Active
31. 2024-06-29
    historical
32. 2024-04-02
    historical
33. 2024-04-02
    listed Active
34. 2023-12-07
    listed Active

ⓘ 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: $3,948 · $329/mo
• Projected year-2 tax: $5,945 · $495/mo
• Expected delta: +$1,997/yr (+$166/mo · 50.6%)

ⓘ 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: $17,923
• − Mortgage interest: −$19,600
• − Property taxes: −$3,948
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$10,179
• Taxable loss: −$20,421
• Est. tax savings @ 24.0%: +$4,901
• After-tax cash flow: $-8,656/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

-6.7% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $349,900 RMLSA as Distributed by MLS Grid
• 2026-04-07 Listed $374,900 RMLSA as Distributed by MLS Grid
• 2026-04-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-04-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2026-02-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-27 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-05 Listed — RMLSA as Distributed by MLS Grid
• 2025-07-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-01-31 Listed — RMLSA as Distributed by MLS Grid
• 2025-01-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-10-11 Listed — RMLSA as Distributed by MLS Grid
• 2024-10-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-07-02 Listed — RMLSA as Distributed by MLS Grid
• 2024-06-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-04-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-04-02 Listed — RMLSA as Distributed by MLS Grid
• 2023-12-07 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $3,948 · +4.8% YoY. Source: county tax records.