2019 S Elizabeth St · Peoria, IL 61605

$53,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 163 Days on market

Built 1955 6,000 sqft lot

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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
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ATTENTION INVESTORS!!! DO NOT MISS OUT ON THE OPPORTUNITY TO OWN 2 HOUSES FOR UNDER $25,000.00 THIS HOME IS BEING SOLD WITH 3025 W. TREWYN AVE, PEORIA, IL. UNTIL LAST MONTH, BOTH HOMES GENERATED $1150.00 RENTAL INCOME. 3025 TREWYN IS CURRENTLY SECTION 8 APPROVED AND IS GENERATING $600.00 PER MONTH RENTAL INCOME. ELIZABETH RECENTLY RENTED FOR $550 PER MONTH BUT COULD EASILY BE SECTION 8 APPROVED FOR ADDITIONAL INCOME.

Key facts

• New furnace
• Move in ready
• 6,000 sq ft lot

Tags

• MOVE IN READY
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Not new construction; Residential zoning; Built in 1955
• Construction: Shingle roof; Partially finished basement; Built in 1955
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 120 x 50; Shingle roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms; Both main-level bedrooms with egress windows (approx. 11.7 x 8.8 and 10.8 x 11)
• Flooring: Luxury vinyl plank flooring in main living areas and bedrooms; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas water heater for heating; No central cooling
• Interior features: Partially finished basement; Refrigerator included; No fireplace
• Laundry & utility: Basement laundry area (basement level, approx. 14 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Limestone Chsd 310 (rural): math 25% / reading 35% proficiency, ranked #486 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Market conditions: 42 active listings in the ZIP; 2 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).
• This rent runs 41% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $701 of equity ($366 loan paydown + $335 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 6135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $53k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1955 — 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: 1.69% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $21,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 S Joyce St	0.11mi	1/1.0 (-1)	636 (+2%)	21mo	$15,000	$24	70
3010 W Seibold St	0.18mi	2/1.0	705 (+13%)	3mo	$35,000	$50	68
2909 W Wyoming St	0.30mi	2/1.0	572 (-8%)	16mo	$19,850	$35	59
3203 W Latrobe St	0.57mi	2/1.0	576 (-8%)	16mo	$20,000	$35	47

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: 26.3%
• Equity multiple: 2.32×
• Total profit: $19,628
• Equity at exit: $17,088

10-year hold

• IRR: 29.4%
• Equity multiple: 4.45×
• Total profit: $51,206
• Equity at exit: $21,949

Cash invested: $14,840 (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: 4.9×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $307

Break-even live

Break-even rent $505

Max offer price $53,000

Occupancy floor 61%

Sensitivity live

Price	-10% $337	-5% $322	+0% $307	+5% $292	+10% $277
Rent	-10% $236	-5% $272	+0% $307	+5% $342	+10% $377
Rate	-1.0pp $334	-0.5pp $320	base $307	+0.5pp $293	+1.0pp $279

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	21d	1	0.38mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	21d	1	0.92mi

Listing history 25 events

1. 2026-06-19
   days on market $53,000 Active 163 DOM
2. 2026-06-18
   days on market $53,000 Active 162 DOM
3. 2026-06-17
   days on market $53,000 Active 161 DOM
4. 2026-06-16
   days on market $53,000 Active 160 DOM
5. 2026-06-15
   days on market $53,000 Active 159 DOM
6. 2026-06-14
   days on market $53,000 Active 157 DOM
7. 2026-06-13
   days on market $53,000 Active 156 DOM
8. 2026-06-10
   days on market $53,000 Active 154 DOM
9. 2026-06-09
   days on market $53,000 Active 153 DOM
10. 2026-06-08
    days on market $53,000 Active 152 DOM
11. 2026-06-07
    days on market $53,000 Active 151 DOM
12. 2026-06-03
    days on market $53,000 Active 147 DOM
13. 2026-06-02
    pricedays on market $53,000 Active 146 DOM
14. 2026-06-01
    days on market $54,000 Active 145 DOM
15. 2026-05-31
    days on market $54,000 Active 144 DOM
16. 2026-05-30
    days on market $54,000 Active 143 DOM
17. 2026-05-11
    price $54,000
18. 2026-02-16
    price $57,000
19. 2026-01-23
    historical $850
20. 2026-01-08
    listed $850
21. 2026-01-05
    listed $60,000 Active
22. 2017-12-22
    soldstatus $13,000 421-char remark

    Show marketing remark (421 chars)

    ATTENTION INVESTORS!!! DO NOT MISS OUT ON THE OPPORTUNITY TO OWN 2 HOUSES FOR UNDER $25,000.00 THIS HOME IS BEING SOLD WITH 3025 W. TREWYN AVE, PEORIA, IL. UNTIL LAST MONTH, BOTH HOMES GENERATED $1150.00 RENTAL INCOME. 3025 TREWYN IS CURRENTLY SECTION 8 APPROVED AND IS GENERATING $600.00 PER MONTH RENTAL INCOME. ELIZABETH RECENTLY RENTED FOR $550 PER MONTH BUT COULD EASILY BE SECTION 8 APPROVED FOR ADDITIONAL INCOME.

23. 2017-12-08
    listed $12,000 421-char remark

    Show marketing remark (421 chars)

    ATTENTION INVESTORS!!! DO NOT MISS OUT ON THE OPPORTUNITY TO OWN 2 HOUSES FOR UNDER $25,000.00 THIS HOME IS BEING SOLD WITH 3025 W. TREWYN AVE, PEORIA, IL. UNTIL LAST MONTH, BOTH HOMES GENERATED $1150.00 RENTAL INCOME. 3025 TREWYN IS CURRENTLY SECTION 8 APPROVED AND IS GENERATING $600.00 PER MONTH RENTAL INCOME. ELIZABETH RECENTLY RENTED FOR $550 PER MONTH BUT COULD EASILY BE SECTION 8 APPROVED FOR ADDITIONAL INCOME.

24. 2015-07-13
    soldstatus $24,500 216-char remark

    Show marketing remark (216 chars)

    CHEAPER THAN RENT. GREAT PRICE FOR THIS 2 BEDROOM BUNGALOW. NEW ITEMS INCLUDE UPDATED ELECTRICAL, ROOF ON GARAGE AND HOME 2014, WATER HEATER, ALL APPLIANCES INCLUDED NOT WARRANTED. WINDOW AC. SELLING AS IS CONDITION.

25. 2015-01-15
    listed $27,900 216-char remark

    Show marketing remark (216 chars)

    CHEAPER THAN RENT. GREAT PRICE FOR THIS 2 BEDROOM BUNGALOW. NEW ITEMS INCLUDE UPDATED ELECTRICAL, ROOF ON GARAGE AND HOME 2014, WATER HEATER, ALL APPLIANCES INCLUDED NOT WARRANTED. WINDOW AC. SELLING AS IS CONDITION.

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$10/yr (+$1/mo · 0.8%)

ⓘ 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: $10,717
• − Mortgage interest: −$2,969
• − Property taxes: −$1,183
• − Insurance: −$265
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$1,542
• Taxable income: $3,044
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $2,953/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: Limestone Chsd 310
• NCES district ID: 1722950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $49,759
• Composite: 28.99/100
• National rank: #11932
• State rank: #486 of 919 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

• 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

+93.5% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $54,000 RMLSA as Distributed by MLS Grid
• 2026-02-16 Price Changed $57,000 RMLSA as Distributed by MLS Grid
• 2026-01-23 Rental Removed $850 APPFOLIO
• 2026-01-08 Listed for Rent $850 APPFOLIO
• 2026-01-05 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2017-12-22 Sold (MLS) $13,000 RMLSA as Distributed by MLS Grid
• 2017-12-08 Listed $12,000 RMLSA as Distributed by MLS Grid
• 2015-07-13 Sold (MLS) $24,500 RMLSA as Distributed by MLS Grid
• 2015-01-15 Listed $27,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $1,183 · +5.2% YoY. Source: county tax records.