1917 N Broadway St · Peoria, IL 61604

$54,900

5 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 162 Days on market

Built 1931 5,625 sqft lot $45/sqft · 26% below area Est $75k · 27% under ↓ 8% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great option to purchase for yourself or to start your rental investment portfolio! Cute 4 bedroom / 1 bath home with a 2 stall car garage! This home is currently rented for $850/month. See additional investment properties that can be added to a package deal or purchased separately - 1207 McCLure Peoria, 345 and 4 units / 1 COMMERCIAL space at 5807 /5805 Adams St Bartonville.

Key facts

• 5,625 sq ft lot
• 2 garage spots
• Built 1931

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$74,757) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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: Rents rising (+2.3%/yr); 180 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).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 2.3% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 3.01% ✓
• Cap rate: 25.71%
• Cash-on-cash: 69.36%
• DSCR: 4.09
• GRM: 2.8

CMA / ARV

• ARV (median comp): $74,757
• List price: $54,900
• Delta: -26.56%
• 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
2115 N Bourland Ave	0.17mi	4/1.0 (-1)	1,281 (+4%)	5mo	$65,500	$51	77
1626 N Douglas St	0.27mi	4/2.0 (-1)	1,320 (+7%)	8mo	$34,000	$26	59
1403 N Machin Ave	0.44mi	4/2.0 (-1)	1,260 (+2%)	13mo	$41,000	$33	55
2211 N Bigelow St	0.57mi	4/1.0 (-1)	1,271 (+3%)	9mo	$45,000	$35	55
814 W Columbia Ter	0.57mi	4/1.5 (-1)	1,260 (+2%)	9mo	$50,000	$40	55
319 W Columbia Ter	0.73mi	4/2.0 (-1)	1,232 (0%)	4mo	$32,000	$26	54
2233 N University St	0.43mi	4/1.5 (-1)	1,252 (+2%)	20mo	$88,477	$71	53
2235 N University St	0.43mi	4/2.0 (-1)	1,410 (+14%)	1mo	$37,000	$26	46
1212 W Nowland Ave	0.40mi	4/1.0 (-1)	1,075 (-13%)	16mo	$62,000	$58	42
1133 W Nowland Ave	0.39mi	4/2.0 (-1)	1,404 (+14%)	12mo	$62,500	$45	40
1211 N Ellis St	0.65mi	5/2.0	1,383 (+12%)	9mo	$93,000	$67	38
505 W Hanssler Pl	0.73mi	4/1.0 (-1)	1,372 (+11%)	10mo	$93,267	$68	33

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 4.03×
• Total profit: $46,587
• Equity at exit: $8,186

10-year hold

• IRR: 72.0%
• Equity multiple: 8.09×
• Total profit: $108,954
• Equity at exit: $4,747

Cash invested: $15,372 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $889

Break-even live

Break-even rent $528

Max offer price $54,900

Occupancy floor 41%

Sensitivity live

Price	-10% $920	-5% $904	+0% $889	+5% $873	+10% $857
Rent	-10% $758	-5% $823	+0% $889	+5% $954	+10% $1,019
Rate	-1.0pp $916	-0.5pp $902	base $889	+0.5pp $874	+1.0pp $860

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	1.30mi

Listing history 30 events

1. 2026-06-19
   days on market $54,900 Active 162 DOM
2. 2026-06-18
   days on market $54,900 Active 161 DOM
3. 2026-06-17
   days on market $54,900 Active 160 DOM
4. 2026-06-16
   days on market $54,900 Active 159 DOM
5. 2026-06-15
   days on market $54,900 Active 158 DOM
6. 2026-06-14
   days on market $54,900 Active 156 DOM
7. 2026-06-13
   days on market $54,900 Active 155 DOM
8. 2026-06-10
   days on market $54,900 Active 153 DOM
9. 2026-06-09
   days on market $54,900 Active 152 DOM
10. 2026-06-08
    days on market $54,900 Active 151 DOM
11. 2026-06-07
    days on market $54,900 Active 150 DOM
12. 2026-06-03
    days on market $54,900 Active 146 DOM
13. 2026-06-02
    days on market $54,900 Active 145 DOM
14. 2026-06-01
    days on market $54,900 Active 144 DOM
15. 2026-05-31
    days on market $54,900 Active 143 DOM
16. 2026-05-30
    days on market $54,900 Active 142 DOM
17. 2026-02-20
    price $54,900 380-char remark

    Show marketing remark (380 chars)

    Great option to purchase for yourself or to start your rental investment portfolio! Cute 4 bedroom / 1 bath home with a 2 stall car garage! This home is currently rented for $850/month. See additional investment properties that can be added to a package deal or purchased separately - 1207 McCLure Peoria, 345 and 4 units / 1 COMMERCIAL space at 5807 /5805 Adams St Bartonville.

18. 2026-01-08
    listed $59,900 Active 380-char remark

    Show marketing remark (380 chars)

    Great option to purchase for yourself or to start your rental investment portfolio! Cute 4 bedroom / 1 bath home with a 2 stall car garage! This home is currently rented for $850/month. See additional investment properties that can be added to a package deal or purchased separately - 1207 McCLure Peoria, 345 and 4 units / 1 COMMERCIAL space at 5807 /5805 Adams St Bartonville.

19. 2025-12-19
    price
20. 2025-12-08
    status Active
21. 2025-12-08
    historical
22. 2025-10-25
    historical Under Contract
23. 2025-07-28
    price
24. 2025-06-04
    listed Active
25. 2021-08-06
    historical
26. 2021-08-06
    historical
27. 2003-04-17
    soldstatus $45,000
28. 2003-04-16
    soldstatus $45,000
29. 2003-03-21
    listed $49,900
30. 1999-09-29
    soldstatus $60,000

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,279 · $107/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 ≥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: $19,836
• − Mortgage interest: −$3,075
• − Property taxes: −$1,279
• − Insurance: −$274
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$1,597
• Taxable income: $10,437
• Est. tax owed @ 24.0%: −$2,505
• After-tax cash flow: $8,158/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): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

-8.5% since first listed

14 events — show timeline

• 2026-02-20 Price Changed $54,900 RMLSA as Distributed by MLS Grid
• 2026-01-08 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2025-12-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-08 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-25 Contingent — RMLSA as Distributed by MLS Grid
• 2025-07-28 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2003-04-17 Sold (Public Records) $45,000 Public Records
• 2003-04-16 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2003-03-21 Listed $49,900 RMLSA as Distributed by MLS Grid
• 1999-09-29 Sold (Public Records) $60,000 Public Records

Property tax history

+0.4%/yr

Latest (2024): $1,279 · +4.8% YoY. Source: county tax records.