2502 W Antoinette St · Peoria, IL 61605

$25,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 239 Days on market

Built 1930 9,147 sqft lot $20/sqft · at area comps Est $25k · at est. ↓ 17% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.9/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +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

Investment Opportunity Alert! Check out this fantastic property! This 3 bed, 1 bath home offers an 8961240s priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: peoria IL 61605!! Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] Cash buyers only $500 EMD 7 day inspection 30 days to close

Key facts

• 9,147 sq ft lot
• Built 1930
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.6% 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: 42 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,088/mo this rent would consume 49% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $331 of equity ($173 loan paydown + $158 appreciation (0.6% 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 (0.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1930 — 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. 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 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: 4.35% ✓
• Cap rate: 37.61%
• Cash-on-cash: 111.86%
• DSCR: 5.98
• GRM: 1.9

CMA / ARV

• ARV (median comp): $25,228
• List price: $25,000
• Delta: -0.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2802 W Malone St	0.28mi	3/1.0	1,180 (-5%)	2mo	$39,900	$34	77
2723 W Hayes St	0.51mi	3/2.0	1,244 (+0%)	8mo	$50,000	$40	65
2320 W Garden St	0.20mi	2/1.0 (-1)	1,096 (-12%)	3mo	$20,000	$18	64
1529 S Arago St	0.47mi	2/1.0 (-1)	1,180 (-5%)	5mo	$55,000	$47	61
1927 W Proctor St	0.45mi	3/1.0	1,344 (+8%)	8mo	$30,000	$22	59
2005 W Antoinette St	0.42mi	4/1.0 (+1)	1,324 (+7%)	7mo	$50,000	$38	58
2027 W Malone Ave	0.41mi	3/1.0	1,079 (-13%)	4mo	$27,000	$25	56
2107 W Wiswall St	0.40mi	3/1.0	1,408 (+14%)	6mo	$33,000	$23	54
907 S Manual Ave	0.36mi	3/2.0	1,084 (-13%)	6mo	$103,900	$96	53
2701 W Hayes St	0.50mi	3/1.0	1,099 (-11%)	7mo	$80,000	$73	52
806 S Greenlawn Ave	0.62mi	2/1.0 (-1)	1,368 (+10%)	3mo	$36,000	$26	47
3001 SW Jefferson Ave	0.74mi	2/1.0 (-1)	1,166 (-6%)	8mo	$15,000	$13	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.95×
• Total profit: $41,619
• Equity at exit: $8,060

10-year hold

• IRR: —
• Equity multiple: 14.44×
• Total profit: $94,064
• Equity at exit: $10,353

Cash invested: $7,000 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,088 high
• Mortgage (P&I): −$131
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $653

Break-even live

Break-even rent $262

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $667	-5% $660	+0% $653	+5% $645	+10% $638
Rent	-10% $567	-5% $610	+0% $653	+5% $696	+10% $739
Rate	-1.0pp $665	-0.5pp $659	base $653	+0.5pp $646	+1.0pp $639

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	0.22mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.26mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.31mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	0.33mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	0.42mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.46mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	44d	1	0.49mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	0.49mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	0.51mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	44d	1	0.53mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.53mi
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	14d	1	0.65mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.72mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.82mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	0.85mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	0.85mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	0.91mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	0.97mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	1.13mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	1.24mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	14d	1	1.31mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	1.33mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	1.36mi

Listing history 21 events

1. 2026-06-03
   days on market $25,000 Active 239 DOM
2. 2026-06-02
   days on market $25,000 Active 238 DOM
3. 2026-06-01
   days on market $25,000 Active 237 DOM
4. 2026-05-31
   days on market $25,000 Active 236 DOM
5. 2026-05-30
   days on market $25,000 Active 235 DOM
6. 2025-10-07
   listed $25,000 Active 508-char remark

   Show marketing remark (508 chars)

   Investment Opportunity Alert! Check out this fantastic property! This 3 bed, 1 bath home offers an 8961240s priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: peoria IL 61605!! Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] Cash buyers only $500 EMD 7 day inspection 30 days to close

7. 2025-01-01
   historical
8. 2024-12-05
   price
9. 2024-10-10
   price
10. 2024-09-16
    price
11. 2024-09-10
    price
12. 2024-08-07
    listed Active
13. 2024-04-26
    historical $688
14. 2024-04-11
    listed $688
15. 2024-04-10
    historical $688
16. 2024-03-16
    listed $688
17. 2024-03-16
    historical $688
18. 2024-03-13
    listed $688
19. 2024-03-13
    historical $688
20. 2023-12-13
    listed $688
21. 2021-12-27
    soldstatus $30,000

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $789 · $66/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: $13,060
• − Mortgage interest: −$1,400
• − Property taxes: −$789
• − Insurance: −$125
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$727
• Taxable income: $7,929
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $5,927/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• 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

-16.7% since first listed

16 events — show timeline

• 2025-10-07 Listed $25,000 ForSaleByOwner.com
• 2025-01-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-12-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-10-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-09-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-09-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-08-07 Listed — RMLSA as Distributed by MLS Grid
• 2024-04-26 Rental Removed $688 Avail
• 2024-04-11 Listed for Rent $688 Avail
• 2024-04-10 Rental Removed $688 APPFOLIO
• 2024-03-16 Listed for Rent $688 APPFOLIO
• 2024-03-16 Rental Removed $688 APPFOLIO
• 2024-03-13 Listed for Rent $688 APPFOLIO
• 2024-03-13 Rental Removed $688 APPFOLIO
• 2023-12-13 Listed for Rent $688 APPFOLIO
• 2021-12-27 Sold (Public Records) $30,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $789 · +4.8% YoY. Source: county tax records.