930 W Willow Ln · Peoria, IL 61614

$65,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1951 7,405 sqft lot Est $105k · 38% under ↓ 13% 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3BR ranch presents an exceptional opportunity for investors and renovation enthusiasts ready to transform potential into profit. Located in a desirable Peoria neighborhood, this property offers the perfect canvas for your vision. The home has extensive gutting already completed to streamline your renovation process. You'll appreciate the recent improvements, including brand new windows & shingles installed in 2024, plus newer vinyl siding & gutters that enhances curb appeal. The single-level layout maximizes accessibility & functionality, while the generous 17’ x 13’ patio provides outdoor entertaining space. This thoughtful floor plan eliminates stairs, making it ideal for various buyer demographics once renovations are complete. The neighborhood offers outstanding convenience with essential amenities within walking distance. Grocery shopping is effortless with Hy-Vee & Kroger just minutes away, while public transportation access at the nearby Lake and Sheridan bus station connects residents throughout the greater Peoria area. Nature lovers will enjoy proximity to beautiful Lakeview Park, perfect for recreation and relaxation. This property combines prime location advantages with significant value-add potential. Whether you're an experienced investor seeking your next project or someone looking to create sweat equity, this home offers the rare combination of location desirability and renovation opportunity that savvy buyers seek in today's market. Home sold as-is.

Key facts

• Slab foundation
• 17x13 patio
• Attached garage

Tags

• SLAB FOUNDATION
• INTERIOR GUTTING
• 17X13 PATIO
• ATTACHED GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 86 x 90 x 46 x 114; Lot size about 0.17 acre; Building area reported as 864
• HOA & community: No association fee

Exterior

• Parking: Detached garage (1 car); On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; One-story main living with additional upper, lower and basement levels
• Construction: Shingle roof; Built in 1951; No basement
• Exterior features: Replacement windows; Paved road access; Level lot

Interior

• Kitchen: Vinyl-floor kitchen
• Bedrooms: Three bedrooms (main level)
• Flooring: Vinyl flooring (kitchen); Other flooring in bedrooms, living areas, and other rooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Attic storage; Cable available; Egress windows in bedrooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 14.2% 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+, 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.
• Zoned schools: Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 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 fast (+10.3%/yr); 150 active listings in the ZIP; 21 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 $449 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 + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 1.75% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.23%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $105,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 W Ridgemont Rd	0.01mi	3/1.0 (+1)	864 (0%)	0mo	$115,000	$133	94
1219 W Purtscher Dr	0.22mi	2/1.0	858 (-1%)	3mo	$65,000	$76	86
937 W Kenwick Ln	0.08mi	2/1.0	900 (+4%)	7mo	$105,000	$117	83
821 W Purtscher Dr	0.15mi	3/1.0 (+1)	864 (0%)	8mo	$100,000	$116	82
905 W Ridgemont Rd	0.08mi	2/1.0	775 (-10%)	11mo	$94,900	$122	70
716 W Purtscher Dr	0.25mi	2/1.0	930 (+8%)	8mo	$52,500	$56	70
712 W Northcrest Ave	0.34mi	2/1.5	917 (+6%)	11mo	$170,000	$185	63
4016 N Jacqualine St	0.31mi	2/1.0	988 (+14%)	5mo	$85,000	$86	58
429 W Lakewood Ave	0.58mi	2/1.0	928 (+7%)	5mo	$109,900	$118	57
411 W Knoll Crest Dr	0.50mi	3/1.5 (+1)	908 (+5%)	6mo	$171,000	$188	56
812 W Ridge Rd	0.25mi	3/1.0 (+1)	972 (+12%)	12mo	$133,000	$137	53
4733 N Edgebrook Dr	0.65mi	2/1.0	960 (+11%)	11mo	$150,000	$156	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.25×
• Total profit: $22,765
• Equity at exit: $9,692

10-year hold

• IRR: 38.5%
• Equity multiple: 5.53×
• Total profit: $82,369
• Equity at exit: $5,620

Cash invested: $18,200 (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 61614

• Home prices YoY: -29.1%
• Rents YoY: 10.3%
• Active inventory: 150
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$341
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $428

Break-even live

Break-even rent $594

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $465	-5% $447	+0% $428	+5% $410	+10% $391
Rent	-10% $338	-5% $383	+0% $428	+5% $473	+10% $518
Rate	-1.0pp $461	-0.5pp $445	base $428	+0.5pp $411	+1.0pp $394

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	0.08mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	45d	1	0.19mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	0.24mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	14d	1	0.51mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	22d	1	0.57mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	14d	17	0.61mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	45d	1	0.64mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	0.85mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	45d	1	0.87mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.88mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	22d	1	0.88mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	22d	1	0.88mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.94mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	0.95mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	45d	1	1.10mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.35mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	1.43mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	14d	3	1.43mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	14d	1	1.43mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	1.45mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	45d	1	1.48mi

Listing history 9 events

1. 2026-06-19
   days on market $65,000 Active 10 DOM
2. 2026-06-18
   days on market $65,000 Active 9 DOM
3. 2026-06-17
   days on market $65,000 Active 8 DOM
4. 2026-06-16
   days on market $65,000 Active 7 DOM
5. 2026-06-15
   days on market $65,000 Active 6 DOM
6. 2026-06-14
   days on market $65,000 Active 4 DOM
7. 2026-06-13
   days on market $65,000 Active 3 DOM
8. 2026-06-10
   remarks 459-char remark
9. 2026-06-10
   listed $65,000 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: $1,214 · $101/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$131/yr (+$11/mo · 10.8%)

ⓘ 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: $13,628
• − Mortgage interest: −$3,641
• − Property taxes: −$1,214
• − Insurance: −$325
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,891
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,087/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): 27,370
• Household income: $66,924
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1179.0

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 (70%)
• Race & ethnicity: White 70% Black 17% Two or more races 5% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 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: ▼ -76.07%
• Current HPI: 185.122
• Rent YoY: ▲ 10.35%
• 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

-13.2% since first listed

10 events — show timeline

• 2026-06-09 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2026-02-26 Sold (Public Records) $67,000 Public Records
• 2026-02-23 Sold (MLS) $67,000 RMLSA as Distributed by MLS Grid
• 2026-02-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-05 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-24 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-24 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2025-11-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-13 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2025): $1,214 · +6.5% YoY. Source: county tax records.