1101 E Willcox Ave · Peoria, IL 61603

$79,900

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 63 Days on market

Built 1930 7,405 sqft lot $87/sqft · 22% above area Est $66k · 22% over ↓ 11% since listing

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath bungalow offering 918 sq ft of comfortable living space with a cozy dining nook just off the kitchen. You'll find a versatile bonus room attached to the primary bedroom, providing the perfect space for a home office, walk-in closet, or nursery (a rare feature at this price point). The home has been lifted to add a poured basement ,a $50,000 upgrade, offering incredible potential to expand your living space. Plumbing is already in place for a future bathroom in the basement, giving you a head start to a bathroom addition. Whether you're a buyer on a budget or an investor looking for your next opportunity, this home offers great value. Pre-inspections welcome, however, home is being sold AS IS with price reduction.

Key facts

• Poured basement
• Cozy dining nook
• Versatile bonus room

Tags

• COZY DINING NOOK
• VERSATILE BONUS ROOM
• POURED BASEMENT
• PLUMBING FOR FUTURE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $552 of loan paydown is wiped out by about $2k 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 63 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (median comp): $65,752
• List price: $79,900
• Delta: 21.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 E Elmhurst Ave	0.43mi	2/1.0	918 (0%)	2mo	$44,000	$48	78
924 E Maywood Ave	0.15mi	2/1.0	1,000 (+9%)	3mo	$70,000	$70	76
2710 N California Ave	0.50mi	2/1.0	908 (-1%)	1mo	$35,100	$39	74
1002 E Willcox Ave	0.07mi	3/2.0 (+1)	1,023 (+11%)	1mo	$89,000	$87	68
904 E Forrest Hill Ave	0.28mi	2/1.0	994 (+8%)	7mo	$89,900	$90	67
2809 N California Ave	0.52mi	1/1.0 (-1)	856 (-7%)	3mo	$25,000	$29	57
603 E Thrush Ave	0.63mi	3/1.0 (+1)	960 (+5%)	3mo	$30,000	$31	56
1516 E Tripp Ave	0.67mi	1/1.5 (-1)	904 (-2%)	6mo	$53,000	$59	54
511 E Pasadena Ave	0.59mi	2/1.0	840 (-8%)	6mo	$83,000	$99	53
209 E Corrington Ave	0.67mi	3/1.0 (+1)	884 (-4%)	7mo	$72,100	$82	52
112 E Gift Ave	0.72mi	3/2.0 (+1)	971 (+6%)	2mo	$90,000	$93	46
315 E Elmhurst Ave	0.64mi	3/1.5 (+1)	1,046 (+14%)	2mo	$111,000	$106	39

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,632
• Equity at exit: $11,913

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $14,788
• Equity at exit: $6,908

Cash invested: $22,372 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$419
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $169

Break-even live

Break-even rent $810

Max offer price $79,900

Occupancy floor 79%

Sensitivity live

Price	-10% $214	-5% $191	+0% $169	+5% $146	+10% $123
Rent	-10% $88	-5% $128	+0% $169	+5% $209	+10% $249
Rate	-1.0pp $209	-0.5pp $189	base $169	+0.5pp $148	+1.0pp $127

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.30mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	0.54mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	0.96mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	0.97mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	1.12mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.21mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	1.28mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	1.28mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	1.31mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	14d	1	1.34mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	14d	9	1.43mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.43mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	14d	1	1.45mi

Listing history 4 events

1. 2026-05-04
   status Pending 749-char remark

   Show marketing remark (749 chars)

   Charming 2-bedroom, 1-bath bungalow offering 918 sq ft of comfortable living space with a cozy dining nook just off the kitchen. You'll find a versatile bonus room attached to the primary bedroom, providing the perfect space for a home office, walk-in closet, or nursery (a rare feature at this price point). The home has been lifted to add a poured basement ,a $50,000 upgrade, offering incredible potential to expand your living space. Plumbing is already in place for a future bathroom in the basement, giving you a head start to a bathroom addition. Whether you're a buyer on a budget or an investor looking for your next opportunity, this home offers great value. Pre-inspections welcome, however, home is being sold AS IS with price reduction.

2. 2026-04-07
   price $79,900 749-char remark

   Show marketing remark (749 chars)

   Charming 2-bedroom, 1-bath bungalow offering 918 sq ft of comfortable living space with a cozy dining nook just off the kitchen. You'll find a versatile bonus room attached to the primary bedroom, providing the perfect space for a home office, walk-in closet, or nursery (a rare feature at this price point). The home has been lifted to add a poured basement ,a $50,000 upgrade, offering incredible potential to expand your living space. Plumbing is already in place for a future bathroom in the basement, giving you a head start to a bathroom addition. Whether you're a buyer on a budget or an investor looking for your next opportunity, this home offers great value. Pre-inspections welcome, however, home is being sold AS IS with price reduction.

3. 2026-03-19
   price $85,500 749-char remark

   Show marketing remark (749 chars)

   Charming 2-bedroom, 1-bath bungalow offering 918 sq ft of comfortable living space with a cozy dining nook just off the kitchen. You'll find a versatile bonus room attached to the primary bedroom, providing the perfect space for a home office, walk-in closet, or nursery (a rare feature at this price point). The home has been lifted to add a poured basement ,a $50,000 upgrade, offering incredible potential to expand your living space. Plumbing is already in place for a future bathroom in the basement, giving you a head start to a bathroom addition. Whether you're a buyer on a budget or an investor looking for your next opportunity, this home offers great value. Pre-inspections welcome, however, home is being sold AS IS with price reduction.

4. 2026-03-02
   listed $89,900 Active 749-char remark

   Show marketing remark (749 chars)

   Charming 2-bedroom, 1-bath bungalow offering 918 sq ft of comfortable living space with a cozy dining nook just off the kitchen. You'll find a versatile bonus room attached to the primary bedroom, providing the perfect space for a home office, walk-in closet, or nursery (a rare feature at this price point). The home has been lifted to add a poured basement ,a $50,000 upgrade, offering incredible potential to expand your living space. Plumbing is already in place for a future bathroom in the basement, giving you a head start to a bathroom addition. Whether you're a buyer on a budget or an investor looking for your next opportunity, this home offers great value. Pre-inspections welcome, however, home is being sold AS IS with price reduction.

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,247 · $187/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 ≥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: $12,276
• − Mortgage interest: −$4,476
• − Property taxes: −$2,247
• − Insurance: −$400
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,324
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $1,816/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

-11.1% since first listed

4 events — show timeline

• 2026-05-04 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-07 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2026-03-19 Price Changed $85,500 RMLSA as Distributed by MLS Grid
• 2026-03-02 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $2,247 · +4.8% YoY. Source: county tax records.