2123 W Kellogg Ave · West Peoria, IL 61604

$84,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 15 Days on market

Built 1926 5,120 sqft lot Est $94k · 10% under

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Why this score? — see what drove the C+ 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 +25.4/30.0
• ARV discount +12.2/15.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• 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

3 BR BUNGALOW IN WEST PEORIA * NATURAL WOODWORK, FRENCH DOORS, BUILT-INS AND HARDWOOD FLOORS, 8X26 3 SEASON PORCH * WALKUP ATTIC AND FINISHED BASEMENT * REPLACEMENT WINDOWS '91, VINYL SIDING '94, WATER HEATER '99 * NEWER GARAGE DOOR/OPENER * FENCED YARD * NEW SIDEWALK * $157.40 ANNUAL

Key facts

• Full basement
• Deck
• Three-season porch

Tags

• THREE-SEASON PORCH
• FULL BASEMENT
• WALK-UP ATTIC
• FENCED BACKYARD
• DECK

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1926
• Construction: Shingle roof
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (bedrooms on the main level)
• Flooring: Hardwood flooring in multiple rooms; Carpet in living room; Tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Cable available; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.2% in West 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 76/100 on livability (#181 in IL, #3,474 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities 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: Harold B Dawson Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 360 students, 0% FRL); 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $581 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $84k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $93,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 W Callender Ave	0.07mi	3/1.0	1,050 (+14%)	1mo	$43,500	$41	72
2112 W Ayres Ave	0.15mi	2/1.0 (-1)	836 (-9%)	1mo	$120,000	$144	72
2507 W Moss Ave	0.41mi	2/1.0 (-1)	944 (+3%)	3mo	$120,000	$127	69
2310 W Heading Ave	0.39mi	2/1.0 (-1)	970 (+5%)	2mo	$99,000	$102	67
2121 W Rohmann Ave	0.13mi	2/1.0 (-1)	1,008 (+10%)	8mo	$95,000	$94	66
2013 W Rohmann Ave	0.17mi	2/1.5 (-1)	1,007 (+10%)	7mo	$103,500	$103	64
727 N Clifton Ct	0.24mi	2/1.0 (-1)	998 (+8%)	7mo	$50,000	$50	64
2920 W Alice Ave	0.71mi	2/1.0 (-1)	934 (+2%)	3mo	$50,000	$54	57
2617 W Kenwood Ave	0.45mi	2/1.0 (-1)	1,016 (+10%)	4mo	$110,990	$109	53
2905 W Kenwood Ave	0.66mi	2/1.0 (-1)	832 (-10%)	1mo	$110,000	$132	48
1713 W Smith St	0.63mi	2/1.0 (-1)	1,009 (+10%)	4mo	$35,250	$35	46
2211 W Butler St	0.69mi	2/1.0 (-1)	796 (-14%)	2mo	$27,500	$35	38

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,015
• Equity at exit: $12,525

10-year hold

• IRR: 6.6%
• Equity multiple: 1.48×
• Total profit: $11,308
• Equity at exit: $7,263

Cash invested: $23,520 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$441
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $193

Break-even live

Break-even rent $777

Max offer price $84,000

Occupancy floor 76%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	0.62mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	43d	1	0.62mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	43d	1	0.71mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	21d	1	0.76mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.79mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	1.07mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	13d	1	1.14mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	1.16mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	13d	1	1.19mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	13d	1	1.20mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.20mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.24mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	43d	1	1.24mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	43d	1	1.27mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	21d	1	1.27mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	1.28mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	13d	1	1.32mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	43d	1	1.47mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	13d	1	1.47mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $84,000 Pending 15 DOM
2. 2026-06-13
   pricedays on market $84,000 Active 14 DOM
3. 2026-06-10
   days on market $89,900 Active 12 DOM
4. 2026-06-09
   days on market $89,900 Active 11 DOM
5. 2026-06-08
   days on market $89,900 Active 10 DOM
6. 2026-06-07
   days on market $89,900 Active 9 DOM
7. 2026-06-03
   days on market $89,900 Active 5 DOM
8. 2026-06-02
   days on market $89,900 Active 4 DOM
9. 2026-06-01
   days on market $89,900 Active 3 DOM
10. 2026-05-31
    days on market $89,900 Active 2 DOM
11. 2026-05-30
    remarks 656-char remark
12. 2026-05-30
    listed $89,900 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: $1,662 · $139/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$122/yr (+$10/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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: $12,255
• − Mortgage interest: −$4,705
• − Property taxes: −$1,662
• − Insurance: −$420
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,444
• Taxable income: $1,063
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,058/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 — West Peoria

• Score: 76/100
• State rank: #181
• US rank: #3474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Peoria, IL
• County: Peoria County · 120,495 people
• 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

+50.1% since first listed

4 events — show timeline

• 2026-05-29 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2001-03-01 Sold (Public Records) $56,000 Public Records
• 2001-02-28 Sold (MLS) $55,500 RMLSA as Distributed by MLS Grid
• 2000-12-02 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $1,662 · +9.6% YoY. Source: county tax records.