3713 W Pagewood Dr · Peoria, IL 61615-2520

$92,900

2 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 29 Days on market

Built 1967 Est $168k · 45% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

SOLD ONE-TIME SHOW. ROOM SIZES APPROXIMATE

Key facts

• Garage
• Built 1967
• Listed 29 days

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: No specific utility providers listed
• Home design: Single-family residence; Built in 1967; Total living area about 1,555 square feet
• Construction: Not new construction
• Exterior features: Shingle roof; Lot with ravine, wooded areas, and a creek; Lot dimensions approximately 110 x 82 x 120 x 60

Interior

• Kitchen: No appliances specified
• Bedrooms: 4 bedrooms total; Upper-level bedrooms: three with carpeted floors (approx. sizes 13x11, 11x10, 10x9) and egress windows; Lower-level bedroom: carpeted (approx. size 15x10) with egress window
• Flooring: Hardwood floors in living room and kitchen areas; Carpet in multiple bedrooms and recreation room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present; No built-in appliances listed; No fireplaces
• Laundry & utility: No laundry appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 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.
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($642 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $91,506 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 1.40% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $167,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6602 N Randwick Rd	0.10mi	3/1.5 (+1)	1,704 (-1%)	10mo	$165,000	$97	78
4314 W Lora Ann Ln	0.41mi	3/2.0 (+1)	1,669 (-3%)	1mo	$165,000	$99	66
3625 W Compton Ct	0.31mi	3/1.5 (+1)	1,678 (-3%)	13mo	$137,000	$82	63
4120 W Carrousel Ln	0.32mi	3/2.0 (+1)	1,660 (-4%)	11mo	$215,000	$130	61
3702 W Creighton Ter	0.28mi	3/1.0 (+1)	1,603 (-7%)	12mo	$150,000	$94	60
3201 W Wilshire Dr	0.60mi	3/2.5 (+1)	1,740 (+1%)	2mo	$238,500	$137	59
6615 N Randwick Rd	0.14mi	3/1.5 (+1)	1,950 (+13%)	9mo	$155,000	$79	58
3129 W Birkshire Dr	0.58mi	3/2.0 (+1)	1,760 (+2%)	6mo	$183,500	$104	55
6713 N Fawndale Dr	0.51mi	3/2.5 (+1)	1,710 (-1%)	11mo	$155,000	$91	55
6712 N Fawndale Dr	0.47mi	3/3.0 (+1)	1,742 (+1%)	14mo	$140,000	$80	52
6403 N Talisman Ter	0.74mi	3/2.0 (+1)	1,700 (-2%)	4mo	$229,900	$135	50
3813 W Brighton Ave	0.43mi	3/1.0 (+1)	1,533 (-11%)	11mo	$139,900	$91	47

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: 22.7%
• Equity multiple: 2.29×
• Total profit: $33,494
• Equity at exit: $41,772

10-year hold

• IRR: 23.6%
• Equity multiple: 4.39×
• Total profit: $88,109
• Equity at exit: $64,375

Cash invested: $26,012 (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 61615-2520

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $350

Break-even live

Break-even rent $858

Max offer price $92,900

Occupancy floor 68%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4105 W Hollow Creek Dr Peoria, IL	2.0	2.0	1121	$1,300	$1.16	13d	3	0.33mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-02
   listed $92,900 Active
3. 2004-03-08
   soldstatus $75,000
4. 2003-08-01
   soldstatus $70,000 42-char remark

   Show marketing remark (42 chars)

   SOLD ONE-TIME SHOW. ROOM SIZES APPROXIMATE

5. 2003-08-01
   listed $70,000 42-char remark

   Show marketing remark (42 chars)

   SOLD ONE-TIME SHOW. ROOM SIZES APPROXIMATE

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,964 · $164/mo
• Expected delta: +$145/yr (+$12/mo · 8.0%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$5,204
• − Property taxes: −$1,819
• − Insurance: −$464
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,703
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,495/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+32.7% since first listed

5 events — show timeline

• 2026-05-01 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed $92,900 RMLSA as Distributed by MLS Grid
• 2004-03-08 Sold (Public Records) $75,000 Public Records
• 2003-08-01 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2003-08-01 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $1,819 · -30.9% YoY. Source: county tax records.