5414 N Humboldt Ave · Peoria Heights, IL 61616

$179,900

3 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.36 ac lot Est $196k · 8% under

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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 +19.7/30.0
• ARV discount +11.1/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Check out this adorable 3bd 2bath home in the heart of Peoria Heights! This home is perfect for entertaining featuring a great sized family room that leads out to an oversized brick patio and large fenced-in backyard. Main floor laundry room! Large Master Suite on the Main Floor. Tons of natural light throughout this charming brick 1.5 story home! Partially finished basement. This home is move in ready! Call today to schedule an appointment.

Key facts

• 0.36 acres
• Kitchen space
• Sizable living area

Tags

• BRICK HOME
• 0.36 ACRES
• BRIGHT AND SPACIOUS LAYOUT
• SIZABLE LIVING AREA
• NATURAL LIGHT
• KITCHEN SPACE

Property features AI

Finance

• Other: Building area reported as 1,702; Living area reported as 2,102; Lot dimensions approximately 96 x 165 (about 0.36 acres); Subdivision: Morningside
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof
• Construction: Built in 1950
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Kitchen with tile flooring
• Bedrooms: Three bedrooms (sizes: Primary ~14x13 on main level; Bedroom 2 ~11x11 on main level; Bedroom 3 ~32x11 on upper level) — all bedrooms have egress windows
• Flooring: Carpet in main and upper level living areas and bedrooms; Tile in kitchen and dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Refrigerator; Crawl space basement, partially finished; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1950 — 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: 1.11% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $195,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5209 N Prospect Rd	0.34mi	3/3.0	1,836 (+8%)	2mo	$372,500	$203	66
4935 N Glenaire Ct	0.41mi	3/2.0	1,824 (+7%)	7mo	$170,000	$93	63
5022 N Belmont Pl	0.40mi	3/2.0	1,541 (-10%)	4mo	$194,900	$126	62
5110 N Martha St	0.69mi	3/2.0	1,757 (+3%)	2mo	$190,435	$108	61
1015 E Highland Ave	0.53mi	3/2.0	1,592 (-6%)	11mo	$180,000	$113	56
5426 N Glen Elm Dr	0.15mi	4/1.0 (+1)	1,508 (-11%)	12mo	$149,900	$99	55
224 W Northridge Ln	0.63mi	3/1.5	1,578 (-7%)	9mo	$181,000	$115	49
4615 N Lyndale Ter	0.69mi	3/2.0	1,924 (+13%)	1mo	$225,000	$117	45
4929 N Roberts Ct	0.41mi	3/3.0	1,447 (-15%)	12mo	$220,000	$152	42
303 E Lyndale Rd	0.74mi	3/2.0	1,953 (+15%)	1mo	$250,000	$128	40
407 W Clara Ave	0.71mi	4/1.0 (+1)	1,618 (-5%)	13mo	$85,000	$53	39
632 E Toledo Ave	0.75mi	2/3.0 (-1)	1,888 (+11%)	12mo	$112,000	$59	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-15,567
• Equity at exit: $26,824

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,241
• Equity at exit: $15,554

Cash invested: $50,372 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$354 /mo · $4,247/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $212

Break-even live

Break-even rent $1,737

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $313	-5% $262	+0% $212	+5% $161	+10% $110
Rent	-10% $53	-5% $132	+0% $212	+5% $291	+10% $370
Rate	-1.0pp $302	-0.5pp $257	base $212	+0.5pp $165	+1.0pp $118

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 Knoxville Ave Unit 5200 Peoria, IL	2.0	2.0	1600	$1,650	$1.03	14d	1	0.40mi
4827 N Knoxville Ave Peoria, IL	2.0	2.0	2167	$2,295	$1.06	14d	1	0.63mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	14d	1	0.81mi
1329 W Holly Hedges Dr Peoria, IL	3.0	2.0	1639	$1,850	$1.13	14d	1	1.47mi

Listing history 2 events

1. 2026-06-07
   remarks 627-char remark
2. 2026-06-07
   listed $179,900 Pending 2 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: $4,247 · $354/mo
• Projected year-2 tax: $4,247 · $354/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,059
• − Mortgage interest: −$10,077
• − Property taxes: −$4,247
• − Insurance: −$900
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,233
• Taxable loss: −$248
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,598/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+63.5% since first listed

9 events — show timeline

• 2026-06-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-04 Listed $179,900 RMLSA as Distributed by MLS Grid
• 2025-02-10 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-01-20 Listed — RMLSA as Distributed by MLS Grid
• 2022-02-25 Sold (Public Records) $140,000 Public Records
• 2022-02-25 Sold (MLS) $139,900 RMLSA as Distributed by MLS Grid
• 2021-11-25 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2021-11-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2003-03-28 Sold (Public Records) $110,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,247 · +5.3% YoY. Source: county tax records.