113 E Arcadia Ave · Peoria, IL 61603

$105,000

3 bd · 1.0 ba · 2,225 sqft · SingleFamily public records · 20 Days on market

Built 1935 6,534 sqft lot Est $102k · at est.

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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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.3/15.0
• 1% rule +5.7/10.0
• 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

This exquisite home is a pure classic example of Tudor Revival architecture, a style that was immensely popular in American suburbs during the 1920s and 1930s. Has the beautiful brick masonry which is waiting to be showcased! Custom arch doorways which gives a beautiful decorative element to the home! Unlike other custom built homes, this home offers an asymmetrical layout. This residence features 3 spacious bedrooms, 1 bathroom, a basement, and a detached garage. Sold as is. Grab while you can!

Key facts

• Asymmetrical layout
• Brick masonry
• Custom arch doorways

Tags

• TUDOR REVIVAL ARCHITECTURE
• BRICK MASONRY
• CUSTOM ARCH DOORWAYS
• ASYMMETRICAL LAYOUT

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built more than 90 years ago; Not rebuilt or rehabilitated
• Construction: Brick construction
• Exterior features: Porch; Fenced yard; Level lot (approx. 50 x 135)

Interior

• Kitchen: Kitchen with eating area / table space
• Bedrooms: Three bedrooms (two main level, primary bedroom on second level)
• Flooring: Hardwood in several rooms (including dining room and primary bedroom); Tile in kitchen; Carpet in some bedrooms and living room
• Bathrooms: One full bathroom
• Heating & cooling: Steam heat provided by natural gas
• Interior features: Six total rooms; Separate dining room; Unfinished full basement
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 33% 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 $726 of loan paydown is wiped out by about $3k 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

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $102,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2407 N Central Ave	0.67mi	3/1.0	2,212 (-1%)	6mo	$53,000	$24	63
305 W Virginia Ave	0.35mi	4/1.0 (+1)	2,443 (+10%)	1mo	$33,500	$14	62
502 W Melbourne Ave	0.70mi	3/1.5	2,132 (-4%)	6mo	$185,000	$87	53
408 W Forrest Hill Ave	0.72mi	3/2.5	2,283 (+3%)	4mo	$230,000	$101	52
201 W Hanssler Pl	0.38mi	3/1.5	1,900 (-15%)	4mo	$159,500	$84	52
714 W Meadows Pl	0.65mi	3/2.0	2,416 (+9%)	0mo	$100,000	$41	51
2716 N Bootz Ave	0.53mi	3/2.0	1,990 (-11%)	4mo	$91,000	$46	50
2304 N Ellis Ave	0.49mi	3/1.0	1,907 (-14%)	4mo	$76,000	$40	50
803 W Meadows Pl	0.68mi	4/1.5 (+1)	1,924 (-14%)	1mo	$165,000	$86	38
2403 N Central Ave	0.66mi	4/3.0 (+1)	2,512 (+13%)	4mo	$69,000	$27	32
807 W Mcclure Ave	0.68mi	4/2.0 (+1)	1,892 (-15%)	7mo	$80,500	$43	28
3109 N Bigelow St	0.71mi	2/2.5 (-1)	1,902 (-14%)	4mo	$190,000	$100	28

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,097
• Equity at exit: $15,656

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $10,399
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$551
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $162

Break-even live

Break-even rent $923

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.12mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.50mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	20d	1	0.77mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	0.96mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.24mi

Listing history 17 events

1. 2026-06-19
   days on market $105,000 Active 20 DOM
2. 2026-06-18
   days on market $105,000 Active 19 DOM
3. 2026-06-17
   days on market $105,000 Active 18 DOM
4. 2026-06-16
   days on market $105,000 Active 17 DOM
5. 2026-06-15
   price $105,000 Active 16 DOM
6. 2026-06-15
   days on market $114,900 Active 16 DOM
7. 2026-06-14
   days on market $114,900 Active 14 DOM
8. 2026-06-13
   days on market $114,900 Active 13 DOM
9. 2026-06-10
   days on market $114,900 Active 11 DOM
10. 2026-06-09
    days on market $114,900 Active 10 DOM
11. 2026-06-08
    days on market $114,900 Active 9 DOM
12. 2026-06-07
    days on market $114,900 Active 8 DOM
13. 2026-06-03
    days on market $114,900 Active 4 DOM
14. 2026-06-02
    days on market $114,900 Active 3 DOM
15. 2026-06-01
    days on market $114,900 Active 2 DOM
16. 2026-05-31
    remarks 500-char remark
17. 2026-05-31
    listed $114,900 Active 1 DOM

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $2,001 · $167/mo
• Expected delta: +$383/yr (+$32/mo · 23.6%)

ⓘ 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 · 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: $13,543
• − Mortgage interest: −$5,882
• − Property taxes: −$1,618
• − Insurance: −$525
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,055
• Taxable income: $297
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,877/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

+152.5% since first listed

9 events — show timeline

• 2026-05-31 Listed $114,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-05-14 Sold (Public Records) $40,000 Public Records
• 2009-05-12 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2009-03-04 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2001-10-26 Sold (MLS) $62,500 RMLSA as Distributed by MLS Grid
• 2001-10-02 Listed $64,900 RMLSA as Distributed by MLS Grid
• 1999-04-16 Sold (Public Records) $45,500 Public Records

Property tax history

-0.7%/yr

Latest (2024): $1,618 · +4.8% YoY. Source: county tax records.