1904 W Proctor St · Peoria, IL 61605

$60,000

3 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 147 Days on market

Built 1920 6,250 sqft lot $49/sqft · 64% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 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

This home great for buyers or investors who want to add their personal touch. This home is being sold as is and needs a few cosmetic finishes. Solid potential in a convenient Peoria location.

Key facts

• 6,250 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,045/mo this rent would consume 48% 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 $795 of equity ($415 loan paydown + $380 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1920 — 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: 1.74% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.94%
• DSCR: 2.24
• GRM: 4.8

CMA / ARV

• ARV (median comp): $28,398
• List price: $60,000
• Delta: 111.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1927 W Proctor St	0.07mi	3/1.0	1,344 (+10%)	8mo	$30,000	$22	74
924 S Warren St	0.28mi	2/1.0 (-1)	1,162 (-5%)	2mo	$39,000	$34	72
2005 W Antoinette St	0.09mi	4/1.0 (+1)	1,324 (+8%)	7mo	$50,000	$38	72
806 S Greenlawn Ave	0.15mi	2/1.0 (-1)	1,368 (+12%)	3mo	$36,000	$26	67
2027 W Malone Ave	0.26mi	3/1.0	1,079 (-12%)	4mo	$27,000	$25	64
2115 W Proctor St	0.18mi	3/1.0	1,050 (-14%)	5mo	$5,900	$6	63
3001 SW Jefferson Ave	0.41mi	2/1.0 (-1)	1,166 (-5%)	8mo	$15,000	$13	61
2107 W Wiswall St	0.22mi	3/1.0	1,408 (+15%)	6mo	$33,000	$23	60
2802 W Malone St	0.75mi	3/1.0	1,180 (-4%)	2mo	$39,900	$34	57
2320 W Garden St	0.39mi	2/1.0 (-1)	1,096 (-11%)	3mo	$20,000	$18	56
1529 S Arago St	0.64mi	2/1.0 (-1)	1,180 (-4%)	5mo	$55,000	$47	55
2807 W Marquette St	0.72mi	3/1.0	1,048 (-15%)	9mo	$25,000	$24	34

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: 29.6%
• Equity multiple: 2.49×
• Total profit: $24,994
• Equity at exit: $19,344

10-year hold

• IRR: 32.5%
• Equity multiple: 4.81×
• Total profit: $63,928
• Equity at exit: $24,848

Cash invested: $16,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$315
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $391

Break-even live

Break-even rent $550

Max offer price $60,000

Occupancy floor 58%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	0.19mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	0.22mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	13d	1	0.30mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	0.40mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	44d	1	0.50mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.53mi
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	13d	1	0.59mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	44d	1	0.64mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	0.64mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	0.66mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	0.69mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	0.75mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	21d	1	0.79mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	13d	1	0.85mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	0.90mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	13d	1	0.92mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	21d	1	0.98mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	13d	1	1.00mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	13d	1	1.04mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	13d	1	1.06mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	13d	1	1.21mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	1.22mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	21d	1	1.26mi
812 SW Washington St Unit 2 Peoria, IL	2.0	1.0	700	$1,275	$1.82	13d	1	1.41mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $60,000 Active 147 DOM
2. 2026-06-18
   days on market $60,000 Active 146 DOM
3. 2026-06-17
   days on market $60,000 Active 145 DOM
4. 2026-06-16
   days on market $60,000 Active 144 DOM
5. 2026-06-15
   days on market $60,000 Active 143 DOM
6. 2026-06-14
   days on market $60,000 Active 141 DOM
7. 2026-06-13
   days on market $60,000 Active 140 DOM
8. 2026-06-10
   days on market $60,000 Active 138 DOM
9. 2026-06-09
   days on market $60,000 Active 137 DOM
10. 2026-06-08
    days on market $60,000 Active 136 DOM
11. 2026-06-07
    days on market $60,000 Active 135 DOM
12. 2026-06-03
    days on market $60,000 Active 131 DOM
13. 2026-06-02
    days on market $60,000 Active 130 DOM
14. 2026-06-01
    days on market $60,000 Active 129 DOM
15. 2026-05-31
    days on market $60,000 Active 128 DOM
16. 2026-05-30
    days on market $60,000 Active 127 DOM
17. 2026-01-22
    listed $60,000 Active 192-char remark

    Show marketing remark (192 chars)

    This home great for buyers or investors who want to add their personal touch. This home is being sold as is and needs a few cosmetic finishes. Solid potential in a convenient Peoria location.

18. 2022-05-27
    soldstatus $62,000
19. 2022-04-04
    soldstatus $32,000 18-char remark

    Show marketing remark (18 chars)

    Sold one-time show

20. 2022-02-17
    listed $32,000 18-char remark

    Show marketing remark (18 chars)

    Sold one-time show

21. 2004-08-20
    soldstatus $24,000
22. 2004-08-19
    soldstatus $24,000
23. 2004-07-26
    listed $24,000

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$112/yr (+$9/mo · 9.8%)

ⓘ 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 ≥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: $12,543
• − Mortgage interest: −$3,361
• − Property taxes: −$1,139
• − Insurance: −$300
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,745
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,736/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

+150.0% since first listed

7 events — show timeline

• 2026-01-22 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2022-05-27 Sold (Public Records) $62,000 Public Records
• 2022-04-04 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2022-02-17 Listed $32,000 RMLSA as Distributed by MLS Grid
• 2004-08-20 Sold (Public Records) $24,000 Public Records
• 2004-08-19 Sold (MLS) $24,000 RMLSA as Distributed by MLS Grid
• 2004-07-26 Listed $24,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2024): $1,139 · +4.8% YoY. Source: county tax records.