733 E Mcclure Ave · Peoria, IL 61603

$79,900

4 bd · 1.5 ba · 1,714 sqft · SingleFamily public records · 19 Days on market

Built 1926 6,250 sqft lot $47/sqft · 33% below area Est $118k · 33% under

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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
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming soon - Welcome to this spacious 4-bedroom home offering a 2-car garage, a beautiful fireplace, and updated water heater and furnace—giving you both comfort and confidence in your new home.

Key facts

• 6,250 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 35% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 3.5% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $78,701 (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. 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: 1.51% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (median comp): $118,434
• List price: $79,900
• Delta: -45.12%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 E Seneca Pl	0.21mi	3/1.5 (-1)	1,765 (+3%)	2mo	$107,000	$61	78
301 E Thrush Ave	0.39mi	3/1.5 (-1)	1,716 (+0%)	2mo	$102,000	$59	75
704 E Lasalle St	0.72mi	4/1.0	1,706 (-0%)	1mo	$41,000	$24	63
118 E Archer Ave	0.43mi	5/2.0 (+1)	1,828 (+7%)	1mo	$73,000	$40	61
1101 E Elmhurst Ave	0.67mi	3/2.0 (-1)	1,690 (-1%)	0mo	$150,000	$89	59
714 E Kansas St	0.46mi	3/1.5 (-1)	1,538 (-10%)	2mo	$26,666	$17	55
220 E Frye St	0.53mi	3/2.0 (-1)	1,842 (+8%)	3mo	$56,500	$31	54
2704 N Prospect Rd	0.51mi	3/2.0 (-1)	1,549 (-10%)	0mo	$110,000	$71	53
135 W Hanssler Pl	0.57mi	3/2.5 (-1)	1,812 (+6%)	3mo	$165,000	$91	53
1826 N California Ave	0.59mi	3/1.5 (-1)	1,564 (-9%)	1mo	$34,900	$22	52
1620 N Wisconsin Ave	0.75mi	3/1.5 (-1)	1,488 (-13%)	1mo	$90,000	$60	37
309 W Hanssler PI	0.70mi	3/1.0 (-1)	1,468 (-14%)	1mo	$25,000	$17	36

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $10,463
• Equity at exit: $11,913

10-year hold

• IRR: 21.1%
• Equity multiple: 2.84×
• Total profit: $41,092
• Equity at exit: $6,908

Cash invested: $22,372 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $357

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.32mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.71mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	20d	1	0.94mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	43d	1	1.09mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.10mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	20d	1	1.18mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	43d	1	1.20mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	1.30mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $79,900 Active 19 DOM
2. 2026-06-18
   price $79,900 Active 18 DOM
3. 2026-06-18
   days on market $84,900 Active 18 DOM
4. 2026-06-17
   days on market $84,900 Active 17 DOM
5. 2026-06-16
   days on market $84,900 Active 16 DOM
6. 2026-06-15
   days on market $84,900 Active 15 DOM
7. 2026-06-14
   days on market $84,900 Active 13 DOM
8. 2026-06-13
   days on market $84,900 Active 12 DOM
9. 2026-06-10
   pricedays on market $84,900 Active 10 DOM
10. 2026-06-09
    days on market $89,900 Active 9 DOM
11. 2026-06-08
    days on market $89,900 Active 8 DOM
12. 2026-06-07
    days on market $89,900 Active 7 DOM
13. 2026-06-03
    days on market $89,900 Active 3 DOM
14. 2026-06-02
    days on market $89,900 Active 2 DOM
15. 2026-05-31
    pricedays on marketlisting id $89,900 Active 1 DOM
16. 2026-05-31
    days on market $65,000 Active 217 DOM
17. 2026-05-30
    days on market $65,000 Active 216 DOM
18. 2026-05-17
    historical $89,900 201-char remark

    Show marketing remark (201 chars)

    Coming soon - Welcome to this spacious 4-bedroom home offering a 2-car garage, a beautiful fireplace, and updated water heater and furnace—giving you both comfort and confidence in your new home.

19. 2025-10-26
    listed $65,000 Active 658-char remark

    Show marketing remark (658 chars)

    Excellent Investment or Starter Home Opportunity! This solid 4-bedroom, 1.5-bath home offers timeless character and strong rental or resale potential. Featuring original woodwork, doors, and crown molding throughout, this property blends classic craftsmanship with modern convenience. Enjoy ample built-in storage, a workbench in the unfinished basement, and washer/dryer hookups for either gas or electric. All appliances, water softener, and reverse osmosis system are included plus updated smart thermostat for added efficiency. With great bones and endless potential, this home is ideal for investors, landlords, or handy buyers. Home will be sold as is.

20. 2008-08-13
    soldstatus $76,000
21. 2008-08-13
    soldstatus $76,000
22. 2008-03-26
    listed $81,000
23. 2006-08-09
    soldstatus $75,000
24. 2006-08-04
    soldstatus $75,000
25. 2006-06-13
    listed $79,500
26. 2006-01-27
    soldstatus $29,900
27. 2006-01-03
    listed $29,900

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,772 · $148/mo
• Expected delta: +$41/yr (+$3/mo · 2.4%)

ⓘ 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: $14,492
• − Mortgage interest: −$4,476
• − Property taxes: −$1,731
• − Insurance: −$400
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,324
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,511/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+200.7% since first listed

10 events — show timeline

• 2026-05-17 Coming Soon $89,900 RMLSA as Distributed by MLS Grid
• 2025-10-26 Listed $65,000 ForSaleByOwner.com
• 2008-08-13 Sold (Public Records) $76,000 Public Records
• 2008-08-13 Sold (MLS) $76,000 RMLSA as Distributed by MLS Grid
• 2008-03-26 Listed $81,000 RMLSA as Distributed by MLS Grid
• 2006-08-09 Sold (Public Records) $75,000 Public Records
• 2006-08-04 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2006-06-13 Listed $79,500 RMLSA as Distributed by MLS Grid
• 2006-01-27 Sold (MLS) $29,900 RMLSA as Distributed by MLS Grid
• 2006-01-03 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $1,731 · +7.9% YoY. Source: county tax records.