2523 W Rohmann Ave · West Peoria, IL 61604

$119,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1924 5,227 sqft lot Est $108k · 11% over

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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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully cared for home in the heart of West Peoria! Amenities include; all brick exterior, large covered front porch accented by stately columns, private paver patio, nearly all fenced rear yard, oversized 1 ½ car garage, natural woodwork throughout, brick fireplace(decoration) and built-ins in the living room, crown molding, formal dining room has built-in hutches, updated kitchen with appliances, finished basement offers a family room-beauty salon area-1/2 bath-laundry. Easy walk to the grocery store, parks and more. Lovingly cared for by the same owner for over 55 years! Make this home yours today! Property is in an estate and sold as-is. $119,900

Key facts

• Natural woodwork
• Brick fireplace
• Private paver patio

Tags

• ALL BRICK EXTERIOR
• LARGE COVERED FRONT PORCH
• PRIVATE PAVER PATIO
• NEARLY ALL FENCED REAR YARD
• NATURAL WOODWORK
• BRICK FIREPLACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1924
• Construction: Shingle roof
• Exterior features: Fenced lot; Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Tile flooring in kitchen
• Bedrooms: Two bedrooms (both on upper level); Primary bedroom approx. 17 x 10 with egress window and carpet; Second bedroom approx. 10 x 10 with egress window and carpet
• Flooring: Carpet in bedrooms, living and dining areas; Tile in kitchen; Other flooring in basement office and some basement areas
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; Ceiling fans; Finished full basement; Non-functional living room fireplace (1 total)
• Laundry & utility: Washer; Dryer; Separate laundry room in basement (approx. 11 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (1.9% below list).
• Recommended offer: $118k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.2% in West Peoria — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Whittier Primary School (math 5% / reading 17%, grade F, #1,460 of 2,056 statewide, top 72%, 321 students, 0% FRL); 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $829 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,592 (1.9% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 0.98% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $108,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2511 W Downs Cir	0.10mi	2/1.0	1,063 (-2%)	2mo	$101,000	$95	91
2617 W Kenwood Ave	0.09mi	2/1.0	1,016 (-6%)	4mo	$110,990	$109	83
2306 Laura Ave	0.28mi	2/1.0	1,159 (+7%)	2mo	$116,000	$100	73
2111 W Callender Ave	0.42mi	3/1.0 (+1)	1,050 (-3%)	1mo	$43,500	$41	70
2118 W Sherman Ave	0.49mi	3/1.0 (+1)	1,075 (-0%)	3mo	$85,000	$79	69
2310 W Heading Ave	0.32mi	2/1.0	970 (-10%)	2mo	$99,000	$102	67
1328 N Stever Ave	0.59mi	3/1.0 (+1)	1,073 (-1%)	2mo	$78,500	$73	64
2027 W Sherman Ave	0.52mi	3/1.0 (+1)	1,109 (+3%)	6mo	$110,000	$99	61
2013 W Rohmann Ave	0.45mi	2/1.5	1,007 (-7%)	7mo	$103,500	$103	60
2920 W Alice Ave	0.34mi	2/1.0	934 (-14%)	3mo	$50,000	$54	59
2507 W Moss Ave	0.39mi	2/1.0	944 (-13%)	3mo	$120,000	$127	58
1324 N Stella Ct	0.72mi	3/1.0 (+1)	1,128 (+4%)	7mo	$170,000	$151	48

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,217
• Equity at exit: $17,877

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $648
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $158

Break-even live

Break-even rent $976

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $226	-5% $192	+0% $158	+5% $124	+10% $90
Rent	-10% $65	-5% $111	+0% $158	+5% $204	+10% $251
Rate	-1.0pp $218	-0.5pp $188	base $158	+0.5pp $127	+1.0pp $95

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	14d	1	0.07mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	45d	1	0.74mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.75mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	0.76mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	45d	1	0.93mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	14d	1	0.96mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	1.10mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.11mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	1.13mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	1.14mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	1.16mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	1.26mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	1.26mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	1.29mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	14d	1	1.36mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	1.41mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	1.45mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	1.50mi

Listing history 1 events

1. 2026-05-22
   listed $119,900 Active

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,915 · $160/mo
• Expected delta: +$806/yr (+$67/mo · 72.7%)

ⓘ 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: $14,111
• − Mortgage interest: −$6,716
• − Property taxes: −$1,109
• − Insurance: −$600
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,488
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,908/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

1 event — show timeline

• 2026-05-22 Listed $119,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2024): $1,109 · -4.5% YoY. Source: county tax records.