1404 N Amber Pl · Peoria, IL 61606

$159,900

5 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 1 Days on market

Built 1928 4,984 sqft lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully cared-for two-story home offering 3 bedrooms and 1.5 baths, with classic character and meaningful updates. Rich original hardwood floors and stunning arched doorways create warmth and personality throughout. The updated kitchen, fresh interior paint (2022), new slider and deck (2022), full roof replacement (2023), and new dishwasher (2026) add modern comfort and peace of mind. Bedrooms offer excellent storage space, while the fenced backyard and fully insulated, newly drywalled 2-stall detached garage provide extra function and flexibility. The third-story attic has been insulated with heating and cooling added, offering an exciting opportunity to finish additional living space. A home that has been thoughtfully improved and is ready for its next owners.

Key facts

• New slider
• Arched doorways
• Updated kitchen

Tags

• ORIGINAL HARDWOOD FLOORS
• ARCHED DOORWAYS
• UPDATED KITCHEN
• NEW SLIDER
• NEW DECK
• FULL ROOF REPLACEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $131 ($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 $156k (2.6% below list).
• Recommended offer: $156k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Harold B Dawson Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 360 students, 0% FRL); 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: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,558/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.
• Current owner paid $98k; list at $160k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,787 (2.6% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $98,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 N Sheridan Rd	0.22mi	4/1.0 (-1)	1,806 (+1%)	12mo	$100,000	$55	72
1822 N Sheridan Rd	0.41mi	4/2.0 (-1)	1,792 (0%)	10mo	$90,411	$50	65
315 W Armstrong Ave	0.08mi	4/2.0 (-1)	1,974 (+10%)	15mo	$220,000	$111	60
2007 N Bigelow St	0.50mi	4/2.0 (-1)	1,832 (+2%)	10mo	$65,000	$35	58
1829 N Missouri Ave	0.61mi	4/1.5 (-1)	1,736 (-3%)	5mo	$55,000	$32	57
1328 N Broadway St	0.37mi	4/1.0 (-1)	1,596 (-11%)	1mo	$120,000	$75	57
1112 W Columbia Ter	0.59mi	4/1.0 (-1)	1,726 (-4%)	5mo	$114,000	$66	55
1600 N North St	0.16mi	4/2.0 (-1)	1,582 (-12%)	14mo	$22,000	$14	54
1708 N Missouri Ave	0.58mi	4/2.0 (-1)	1,858 (+4%)	8mo	$25,000	$13	53
803 W Meadows Pl	0.63mi	4/1.5 (-1)	1,924 (+7%)	1mo	$165,000	$86	52
1714 N Bestor St	0.42mi	4/2.0 (-1)	1,536 (-14%)	13mo	$20,000	$13	38
211 E Frye Ave	0.68mi	4/2.0 (-1)	1,995 (+11%)	9mo	$119,990	$60	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-17,560
• Equity at exit: $23,842

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,483
• Equity at exit: $13,825

Cash invested: $44,772 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $131

Break-even live

Break-even rent $1,392

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $221	-5% $176	+0% $131	+5% $86	+10% $40
Rent	-10% $8	-5% $69	+0% $131	+5% $192	+10% $254
Rate	-1.0pp $211	-0.5pp $171	base $131	+0.5pp $89	+1.0pp $47

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	15d	1	0.53mi

Listing history 13 events

1. 2026-04-24
   status Pending 791-char remark

   Show marketing remark (791 chars)

   Step into this beautifully cared-for two-story home offering 3 bedrooms and 1.5 baths, with classic character and meaningful updates. Rich original hardwood floors and stunning arched doorways create warmth and personality throughout. The updated kitchen, fresh interior paint (2022), new slider and deck (2022), full roof replacement (2023), and new dishwasher (2026) add modern comfort and peace of mind. Bedrooms offer excellent storage space, while the fenced backyard and fully insulated, newly drywalled 2-stall detached garage provide extra function and flexibility. The third-story attic has been insulated with heating and cooling added, offering an exciting opportunity to finish additional living space. A home that has been thoughtfully improved and is ready for its next owners.

2. 2026-04-22
   listed $159,900 Active 791-char remark

   Show marketing remark (791 chars)

   Step into this beautifully cared-for two-story home offering 3 bedrooms and 1.5 baths, with classic character and meaningful updates. Rich original hardwood floors and stunning arched doorways create warmth and personality throughout. The updated kitchen, fresh interior paint (2022), new slider and deck (2022), full roof replacement (2023), and new dishwasher (2026) add modern comfort and peace of mind. Bedrooms offer excellent storage space, while the fenced backyard and fully insulated, newly drywalled 2-stall detached garage provide extra function and flexibility. The third-story attic has been insulated with heating and cooling added, offering an exciting opportunity to finish additional living space. A home that has been thoughtfully improved and is ready for its next owners.

3. 2022-03-17
   historical
4. 2021-11-22
   historical
5. 2021-11-02
   soldstatus $98,000
6. 2021-10-29
   soldstatus $98,000
7. 2021-08-06
   historical
8. 2021-07-27
   listed $99,900
9. 2013-03-13
   soldstatus $84,000
10. 2012-09-17
    listed $89,900
11. 2005-06-20
    soldstatus $117,000
12. 2005-06-20
    soldstatus $117,000
13. 2005-03-22
    listed $139,900

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,984 · $249/mo
• Expected delta: +$646/yr (+$54/mo · 27.6%)

ⓘ 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 · 17 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: $18,694
• − Mortgage interest: −$8,957
• − Property taxes: −$2,337
• − Insurance: −$800
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,652
• Taxable loss: −$1,042
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,820/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• 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

+14.3% since first listed

13 events — show timeline

• 2026-04-24 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-22 Listed $159,900 RMLSA as Distributed by MLS Grid
• 2022-03-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-11-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-11-02 Sold (Public Records) $98,000 Public Records
• 2021-10-29 Sold (MLS) $98,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-27 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2013-03-13 Sold (MLS) $84,000 RMLSA as Distributed by MLS Grid
• 2012-09-17 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2005-06-20 Sold (Public Records) $117,000 Public Records
• 2005-06-20 Sold (MLS) $117,000 RMLSA as Distributed by MLS Grid
• 2005-03-22 Listed $139,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $2,337 · +45.9% YoY. Source: county tax records.