3912 N Saint Joseph Ct · Peoria Heights, IL 61616

$89,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 125 Days on market

Built 1955 6,098 sqft lot $103/sqft · 13% below area Est $103k · 13% under

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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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming three bedroom, one bathroom ranch in the Heights just minutes from Peoria Stadium and all of the dining and shopping options Peoria Heights has to offer!! Large eat-in kitchen boasts a breakfast bar, tons of storage, and sliding door access to private deck and backyard. Situated on a cul-du-sac with a detached garage, this gem the perfect addition to your rental portfolio, with a long-term tenant in place. Schedule a tour to check this one out today.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 8.8% in Peoria Heights — 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 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, crime F, amenities F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 15 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 $615 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.60% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.2

CMA / ARV

• ARV (median comp): $102,772
• List price: $89,000
• Delta: -13.40%
• 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
709 E Cox Ave	0.12mi	3/1.0	888 (+3%)	2mo	$75,000	$84	88
705 E Cox Ave	0.12mi	3/1.0	897 (+4%)	2mo	$125,000	$139	86
909 E Moneta Ave	0.50mi	2/1.0 (-1)	840 (-3%)	6mo	$110,000	$131	62
511 E Pasadena Ave	0.50mi	2/1.0 (-1)	840 (-3%)	6mo	$83,000	$99	62
1108 E Hazard Ave	0.31mi	2/1.0 (-1)	789 (-9%)	8mo	$107,500	$136	59
507 E Embert Pl	0.35mi	2/1.0 (-1)	792 (-8%)	8mo	$68,500	$86	58
4100 N Illinois Dr	0.20mi	2/1.0 (-1)	736 (-15%)	5mo	$77,000	$105	57
1010 E Moneta Ave	0.50mi	3/1.0	975 (+13%)	7mo	$85,000	$87	49
3028 Wisconsin Ave	0.70mi	2/1.0 (-1)	906 (+5%)	8mo	$51,000	$56	47
4212 N Prospect Rd	0.52mi	2/1.0 (-1)	979 (+13%)	3mo	$100,500	$103	46
1404 E Moneta Ave	0.73mi	2/1.0 (-1)	952 (+10%)	6mo	$135,000	$142	39
515 E Marietta Ave	0.58mi	2/2.0 (-1)	736 (-15%)	2mo	$104,900	$143	37

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $13,170
• Equity at exit: $13,270

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $47,190
• Equity at exit: $7,695

Cash invested: $24,920 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$467
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $432

Break-even live

Break-even rent $878

Max offer price $89,000

Occupancy floor 65%

Sensitivity live

Price	-10% $482	-5% $457	+0% $432	+5% $407	+10% $382
Rent	-10% $320	-5% $376	+0% $432	+5% $488	+10% $545
Rate	-1.0pp $477	-0.5pp $455	base $432	+0.5pp $409	+1.0pp $386

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	0.35mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	0.39mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	0.45mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	0.57mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	0.59mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.66mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	0.92mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.98mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.00mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	14d	1	1.10mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	1.15mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	1.17mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	1.35mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	14d	1	1.36mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	1.46mi

Listing history 20 events

1. 2026-06-15
   days on market $89,000 Active 125 DOM
2. 2026-06-14
   days on market $89,000 Active 123 DOM
3. 2026-06-13
   days on market $89,000 Active 122 DOM
4. 2026-06-10
   days on market $89,000 Active 120 DOM
5. 2026-06-09
   days on market $89,000 Active 119 DOM
6. 2026-06-08
   days on market $89,000 Active 118 DOM
7. 2026-06-07
   days on market $89,000 Active 117 DOM
8. 2026-06-05
   days on market $89,000 Active 114 DOM
9. 2026-06-02
   days on market $89,000 Active 112 DOM
10. 2026-06-01
    days on market $89,000 Active 111 DOM
11. 2026-05-31
    days on market $89,000 Active 110 DOM
12. 2026-05-30
    days on market $89,000 Active 109 DOM
13. 2026-03-23
    price $89,000 463-char remark

    Show marketing remark (463 chars)

    Charming three bedroom, one bathroom ranch in the Heights just minutes from Peoria Stadium and all of the dining and shopping options Peoria Heights has to offer!! Large eat-in kitchen boasts a breakfast bar, tons of storage, and sliding door access to private deck and backyard. Situated on a cul-du-sac with a detached garage, this gem the perfect addition to your rental portfolio, with a long-term tenant in place. Schedule a tour to check this one out today.

14. 2023-09-01
    soldstatus $75,000 18-char remark

    Show marketing remark (18 chars)

    Sold One Time Show

15. 2023-08-31
    listed $75,000 18-char remark

    Show marketing remark (18 chars)

    Sold One Time Show

16. 2023-08-31
    soldstatus $75,000

    Show marketing remark (18 chars)

    Sold One Time Show

17. 2021-08-06
    historical
18. 2018-01-02
    soldstatus $47,000
19. 2017-12-29
    soldstatus $47,000
20. 2017-10-19
    listed $54,500

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,100
• − Mortgage interest: −$4,985
• − Property taxes: −$2,278
• − Insurance: −$445
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,589
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,209/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+63.3% since first listed

8 events — show timeline

• 2026-03-23 Price Changed $89,000 RMLSA as Distributed by MLS Grid
• 2023-09-01 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2023-08-31 Sold (Public Records) $75,000 Public Records
• 2023-08-31 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-01-02 Sold (Public Records) $47,000 Public Records
• 2017-12-29 Sold (MLS) $47,000 RMLSA as Distributed by MLS Grid
• 2017-10-19 Listed $54,500 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $2,278 · +3.9% YoY. Source: county tax records.