1712 NE Monroe St · Peoria, IL 61603

$55,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 48 Days on market

Built 1925 5,874 sqft lot $48/sqft · 42% above area Est $43k · 27% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENTED AT 950 per month through PHA, leased until November 2026. Charming 3-bedroom home in Peoria next to school and park with a fenced yard. Features include vinyl flooring throughout, an updated kitchen with modern appliances, and large windows that bring in plenty of natural light. Ideal for families or professionals looking for a cozy and character-filled place to call home. Schedule your viewing today before it’s gone!

Key facts

• 5,874 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $43,328
• List price: $55,000
• Delta: 26.94%
• 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
1712 NE Monroe St	0.00mi	3/1.0	1,280 (+12%)	1mo	$55,000	$43	80
1619 NE Glendale Ave	0.21mi	2/1.0 (-1)	1,098 (-4%)	5mo	$45,000	$41	74
1507 NE Perry Ave	0.21mi	2/1.0 (-1)	1,224 (+7%)	1mo	$77,500	$63	73
718 E Behrends Ave	0.68mi	3/1.0	1,140 (-0%)	2mo	$71,000	$62	66
1305 NE Monroe St	0.35mi	2/1.0 (-1)	1,042 (-9%)	1mo	$50,000	$48	63
1404 NE Glendale Ave	0.31mi	3/1.0	1,292 (+13%)	2mo	$35,000	$27	63
2136 N Delaware St	0.70mi	3/1.0	1,130 (-1%)	3mo	$47,500	$42	62
908 E Behrends Ave	0.54mi	3/1.5	1,240 (+8%)	1mo	$65,000	$52	58
2507 NE Madison Ave	0.57mi	3/1.0	1,000 (-13%)	3mo	$24,000	$24	50
223 NE Rock Island Ave	0.46mi	2/1.0 (-1)	984 (-14%)	0mo	$25,000	$25	50
503 Evans St	0.64mi	3/1.0	1,289 (+13%)	2mo	$45,000	$35	47
632 Haungs Ave	0.65mi	2/1.5 (-1)	1,005 (-12%)	1mo	$29,900	$30	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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.37×
• Total profit: $21,068
• Equity at exit: $8,201

10-year hold

• IRR: 39.6%
• Equity multiple: 4.80×
• Total profit: $58,501
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$288
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $462

Break-even live

Break-even rent $480

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $493	-5% $478	+0% $462	+5% $447	+10% $431
Rent	-10% $378	-5% $420	+0% $462	+5% $504	+10% $546
Rate	-1.0pp $490	-0.5pp $476	base $462	+0.5pp $448	+1.0pp $433

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	0.18mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	0.48mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	0.50mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.75mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	0.88mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	1.05mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	1.12mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	1.15mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	1.22mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	22d	1	1.40mi
123 SW Jefferson Ave Unit E6W Peoria, IL	2.0	1.0	868	$1,495	$1.72	22d	1	1.40mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.40mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.48mi

Listing history 16 events

1. 2026-05-12
   historical Under Contract 434-char remark

   Show marketing remark (434 chars)

   RENTED AT 950 per month through PHA, leased until November 2026. Charming 3-bedroom home in Peoria next to school and park with a fenced yard. Features include vinyl flooring throughout, an updated kitchen with modern appliances, and large windows that bring in plenty of natural light. Ideal for families or professionals looking for a cozy and character-filled place to call home. Schedule your viewing today before it’s gone!

2. 2026-04-23
   status Active 434-char remark

   Show marketing remark (434 chars)

   RENTED AT 950 per month through PHA, leased until November 2026. Charming 3-bedroom home in Peoria next to school and park with a fenced yard. Features include vinyl flooring throughout, an updated kitchen with modern appliances, and large windows that bring in plenty of natural light. Ideal for families or professionals looking for a cozy and character-filled place to call home. Schedule your viewing today before it’s gone!

3. 2026-04-16
   status Pending 434-char remark

   Show marketing remark (434 chars)

   RENTED AT 950 per month through PHA, leased until November 2026. Charming 3-bedroom home in Peoria next to school and park with a fenced yard. Features include vinyl flooring throughout, an updated kitchen with modern appliances, and large windows that bring in plenty of natural light. Ideal for families or professionals looking for a cozy and character-filled place to call home. Schedule your viewing today before it’s gone!

4. 2026-04-01
   listed $55,000 Active 434-char remark

   Show marketing remark (434 chars)

   RENTED AT 950 per month through PHA, leased until November 2026. Charming 3-bedroom home in Peoria next to school and park with a fenced yard. Features include vinyl flooring throughout, an updated kitchen with modern appliances, and large windows that bring in plenty of natural light. Ideal for families or professionals looking for a cozy and character-filled place to call home. Schedule your viewing today before it’s gone!

5. 2026-01-07
   status Pending
6. 2026-01-06
   historical
7. 2025-12-05
   price
8. 2025-11-07
   historical $950
9. 2025-11-04
   listed $950
10. 2025-10-30
    listed Active
11. 2025-10-30
    historical $950
12. 2025-10-22
    listed $950
13. 2022-04-13
    soldstatus $190,300
14. 2016-06-13
    soldstatus $64,075
15. 2002-04-10
    soldstatus $18,000
16. 2002-03-14
    listed $22,500

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,033 · $86/mo
• Expected delta: +$215/yr (+$18/mo · 26.3%)

ⓘ 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: $12,785
• − Mortgage interest: −$3,081
• − Property taxes: −$818
• − Insurance: −$275
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,600
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,354/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

+144.4% since first listed

16 events — show timeline

• 2026-05-12 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-23 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-01 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2026-01-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Rental Removed $950 APPFOLIO
• 2025-11-04 Listed for Rent $950 APPFOLIO
• 2025-10-30 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-30 Rental Removed $950 APPFOLIO
• 2025-10-22 Listed for Rent $950 APPFOLIO
• 2022-04-13 Sold (Public Records) $190,300 Public Records
• 2016-06-13 Sold (Public Records) $64,075 Public Records
• 2002-04-10 Sold (MLS) $18,000 RMLSA as Distributed by MLS Grid
• 2002-03-14 Listed $22,500 RMLSA as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2024): $818 · +4.7% YoY. Source: county tax records.