1111 E Republic St · Peoria, IL 61603

$90,000

5 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 78 Days on market

Built 1926 5,550 sqft lot $65/sqft · 74% above area

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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
• 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 MLS

This nice looking 5 bedroom rental is producing good money at $1200 a month. Renters just moved in and lease is for 1 year. Recent updates include roof, laminate floors, interior paint. Will need 24 hour notice to show.

Key facts

• Laminate floors
• Interior paint
• 5,550 sq ft lot

Tags

• LAMINATE FLOORS
• INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 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).
• This rent runs 41% 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 $622 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.56% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $51,813
• List price: $90,000
• Delta: 73.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 N Maryland Ave	0.13mi	4/2.0 (-1)	1,474 (+6%)	8mo	$63,000	$43	72
218 E Frye Ave	0.66mi	6/2.0 (+1)	1,472 (+6%)	0mo	$45,000	$31	54
308 E Archer St	0.61mi	4/1.0 (-1)	1,444 (+4%)	7mo	$28,000	$19	50
811 E Archer Ave	0.30mi	4/1.0 (-1)	1,262 (-9%)	18mo	$55,000	$44	47
702 E Lasalle St	0.56mi	4/1.5 (-1)	1,500 (+8%)	17mo	$59,000	$39	40
535 Van Buren St	0.62mi	4/1.0 (-1)	1,590 (+15%)	4mo	$45,000	$28	34
1015 NE Glendale Ave	0.68mi	4/1.5 (-1)	1,568 (+13%)	18mo	$45,000	$29	24

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: 16.9%
• Equity multiple: 1.69×
• Total profit: $17,291
• Equity at exit: $13,419

10-year hold

• IRR: 25.8%
• Equity multiple: 3.31×
• Total profit: $58,151
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $489

Break-even live

Break-even rent $788

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $540	-5% $515	+0% $489	+5% $464	+10% $438
Rent	-10% $378	-5% $434	+0% $489	+5% $545	+10% $600
Rate	-1.0pp $535	-0.5pp $512	base $489	+0.5pp $466	+1.0pp $442

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: $22,500
• Closing costs: $2,700
• 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	14d	1	0.74mi

Listing history 24 events

1. 2026-06-19
   days on market $90,000 Active 78 DOM
2. 2026-06-18
   days on market $90,000 Active 77 DOM
3. 2026-06-17
   days on market $90,000 Active 76 DOM
4. 2026-06-16
   days on market $90,000 Active 75 DOM
5. 2026-06-15
   days on market $90,000 Active 74 DOM
6. 2026-06-14
   days on market $90,000 Active 72 DOM
7. 2026-06-13
   days on market $90,000 Active 71 DOM
8. 2026-06-10
   days on market $90,000 Active 69 DOM
9. 2026-06-09
   days on market $90,000 Active 68 DOM
10. 2026-06-08
    days on market $90,000 Active 67 DOM
11. 2026-06-07
    days on market $90,000 Active 66 DOM
12. 2026-06-03
    days on market $90,000 Active 62 DOM
13. 2026-06-02
    days on market $90,000 Active 61 DOM
14. 2026-06-01
    days on market $90,000 Active 60 DOM
15. 2026-05-31
    days on market $90,000 Active 59 DOM
16. 2026-05-30
    days on market $90,000 Active 58 DOM
17. 2026-04-23
    status Active 219-char remark

    Show marketing remark (219 chars)

    This nice looking 5 bedroom rental is producing good money at $1200 a month. Renters just moved in and lease is for 1 year. Recent updates include roof, laminate floors, interior paint. Will need 24 hour notice to show.

18. 2026-04-14
    status Pending 219-char remark

    Show marketing remark (219 chars)

    This nice looking 5 bedroom rental is producing good money at $1200 a month. Renters just moved in and lease is for 1 year. Recent updates include roof, laminate floors, interior paint. Will need 24 hour notice to show.

19. 2026-03-23
    listed $90,000 Active 219-char remark

    Show marketing remark (219 chars)

    This nice looking 5 bedroom rental is producing good money at $1200 a month. Renters just moved in and lease is for 1 year. Recent updates include roof, laminate floors, interior paint. Will need 24 hour notice to show.

20. 2022-06-02
    soldstatus $957,900
21. 2021-08-06
    historical
22. 2007-07-13
    soldstatus $18,000
23. 2007-06-11
    listed $21,000
24. 1999-01-05
    soldstatus $29,000

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$344/yr (+$29/mo · 25.4%)

ⓘ 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: $16,883
• − Mortgage interest: −$5,041
• − Property taxes: −$1,354
• − Insurance: −$450
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,618
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,738/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

+210.3% since first listed

8 events — show timeline

• 2026-04-23 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-14 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-23 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2022-06-02 Sold (Public Records) $957,900 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-07-13 Sold (MLS) $18,000 RMLSA as Distributed by MLS Grid
• 2007-06-11 Listed $21,000 RMLSA as Distributed by MLS Grid
• 1999-01-05 Sold (Public Records) $29,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $1,354 · +4.8% YoY. Source: county tax records.