2216 N North St · Peoria, IL 61604

$114,900

4 bd · 3.0 ba · 1,446 sqft · SingleFamily public records · 16 Days on market

Built 1918 5,662 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WE ARE BACK- COME TO SEE ALL THE UPDATES! BEAUTIFUL HOME WITH MANY UPDATES DONE BY THE SELLER ON 2022: NEW ROOF, NEW FURNACE , NEW CENTRAL AIR, NEW WATER HEATER, THE WHOLE HOUSE WAS PAINTED-OUTSIDE, INSIDE-NEW TITLE FLOORING IN THE KITCHEN ,BATHROOMS,DEN , NEW SHOWER IN THE BASEMENT AND MORE. 4 BEDROOMS, POSSIBLE 2 MORE IN THE BASEMENT. BEAUTIFUL WOOD FLOOR IN MOST OF THE HOME.THIS HOME IS WAITING FOR A NEW OWNER.shared driveway . 2023 Most windows were replaced it.

Key facts

• Level yard
• Full basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• LEVEL YARD
• OFF-STREET PARKING
• FULL BASEMENT
• EASY ACCESS TO INTERSTATE 74

Property features AI

Finance

• Other: Lot dimensions approximately 32 x 179
• HOA & community: No association fee

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1918; 1558 total building area
• Construction: Shingle roof; Full unfinished basement
• Exterior features: Replacement windows; Level lot

Interior

• Kitchen: Tile kitchen
• Bedrooms: 4 bedrooms; Upper-level primary bedroom (approx. 17 x 15); Upper-level bedroom (approx. 16 x 11); Main-level bedroom (approx. 13 x 11); Main-level bedroom (approx. 11 x 10)
• Flooring: Hardwood in main and upper living spaces and bedrooms; Tile in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Cable available; Ceiling fans; High-speed internet
• Laundry & utility: Basement laundry room (unfinished); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, 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: 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 1.04% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $50,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2223 N Sheridan Rd	0.28mi	3/1.0 (-1)	1,412 (-2%)	1mo	$53,000	$38	69
309 W Hanssler PI	0.40mi	3/1.0 (-1)	1,468 (+2%)	1mo	$25,000	$17	65
504 W Archer Ave	0.18mi	3/1.0 (-1)	1,344 (-7%)	3mo	$26,000	$19	65
524 W Hanssler Pl	0.40mi	3/1.5 (-1)	1,405 (-3%)	2mo	$74,000	$53	63
2610 N Peoria Ave	0.48mi	3/1.0 (-1)	1,474 (+2%)	3mo	$25,000	$17	59
2208 N Ellis St	0.19mi	3/2.0 (-1)	1,261 (-13%)	3mo	$44,000	$35	58
2312 N Ellis St	0.21mi	3/1.0 (-1)	1,258 (-13%)	3mo	$44,000	$35	54
1117 W Gift Ave	0.74mi	3/2.0 (-1)	1,426 (-1%)	1mo	$5,000	$4	53
2635 N Peoria Ave	0.51mi	3/1.0 (-1)	1,366 (-6%)	2mo	$93,000	$68	52
1826 N California Ave	0.62mi	3/1.5 (-1)	1,564 (+8%)	1mo	$34,900	$22	46
2908 N Saint Philomena Ct	0.71mi	3/1.5 (-1)	1,376 (-5%)	3mo	$132,500	$96	45
714 E Kansas St	0.71mi	3/1.5 (-1)	1,538 (+6%)	2mo	$26,666	$17	44

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-10,646
• Equity at exit: $17,132

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,239
• Equity at exit: $9,934

Cash invested: $32,172 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$603
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $138

Break-even live

Break-even rent $1,021

Max offer price $114,900

Occupancy floor 83%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.39mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	0.45mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	0.47mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.54mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.55mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.73mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.81mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	0.93mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	0.93mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	1.08mi

Listing history 13 events

1. 2026-06-19
   days on market $114,900 Active 16 DOM
2. 2026-06-18
   days on market $114,900 Active 15 DOM
3. 2026-06-17
   days on market $114,900 Active 14 DOM
4. 2026-06-16
   days on market $114,900 Active 13 DOM
5. 2026-06-15
   days on market $114,900 Active 12 DOM
6. 2026-06-14
   days on market $114,900 Active 10 DOM
7. 2026-06-13
   pricedays on market $114,900 Active 9 DOM
8. 2026-06-10
   days on market $119,900 Active 7 DOM
9. 2026-06-09
   days on market $119,900 Active 6 DOM
10. 2026-06-08
    days on market $119,900 Active 5 DOM
11. 2026-06-07
    days on market $119,900 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $119,900 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: $1,873 · $156/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$367/yr (+$31/mo · 19.6%)

ⓘ 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: $14,346
• − Mortgage interest: −$6,436
• − Property taxes: −$1,873
• − Insurance: −$574
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,343
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,697/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): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

+16.4% since first listed

9 events — show timeline

• 2026-06-02 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2023-06-15 Sold (Public Records) $95,000 Public Records
• 2023-06-14 Sold (MLS) $95,000 RMLSA as Distributed by MLS Grid
• 2023-05-22 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-10 Relisted — RMLSA as Distributed by MLS Grid
• 2023-03-05 Price Changed $99,000 RMLSA as Distributed by MLS Grid
• 2023-02-13 Price Changed $105,000 RMLSA as Distributed by MLS Grid
• 2022-12-06 Price Changed $110,000 RMLSA as Distributed by MLS Grid
• 2022-12-05 Listed $103,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $1,873 · +9.2% YoY. Source: county tax records.