2107 E Wren St · Peoria Heights, IL 61616

$99,900

2 bd · 1.0 ba · 742 sqft · SingleFamily public records · 49 Days on market

Built 1937 3,484 sqft lot Est $97k · at est. ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +6.3/15.0
• 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

Great things truly come in small packages, and this charming Peoria Heights gem proves it. Lovingly maintained by the same family for over 45 years, this delightful home offers thoughtful modern updates throughout. Step onto the inviting covered front porch and inside you'll discover freshly updated living and dining rooms featuring new carpet and paint in 2026. Both bedrooms feature great closets & brand-new LVP flooring. The beautifully remodeled kitchen in 2009 showcases maple Bertch cabinetry with full-extension soft-close drawers, tile backsplash and solid surface countertops. Fully remodeled bathroom in 2010. All appliances - including washer and dryer - are included. Recent imp

Key facts

• 3,484 sq ft lot
• 2 garage spots
• Built 1937

Property features AI

Finance

• Other: Zoned RES; Located in the Long Shore Park subdivision; Extra lot dimensions approximately 50 x 70
• HOA & community: No association fee

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1937; Crawl space/partial unfinished basement
• Construction: Shingle roof
• Exterior features: Replacement windows; Shed(s); Front porch; Extra lot; Level lot; Paved road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (one on the main level)
• Flooring: Luxury vinyl plank in primary bedrooms; Carpet in living and dining areas; Tile in kitchen; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; High-efficiency heating; Gas water heater
• Interior features: Cable available; Ceiling fans
• Laundry & utility: Washer and dryer; Water softener (owned); Basement laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 8.8% in Peoria Heights — 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 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 Grade School (math 7% / reading 14%, grade F, #1,473 of 2,056 statewide, top 72%, 546 students, 0% FRL); 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; 2 comparable units currently listed for rent nearby; 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $97,202
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 E Wren St	0.00mi	2/1.0	742 (0%)	1mo	$97,000	$131	99

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: 13.0%
• Equity multiple: 1.52×
• Total profit: $14,487
• Equity at exit: $14,895

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $52,172
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $481

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $538	-5% $510	+0% $481	+5% $453	+10% $425
Rent	-10% $364	-5% $423	+0% $481	+5% $540	+10% $598
Rate	-1.0pp $532	-0.5pp $507	base $481	+0.5pp $455	+1.0pp $429

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	1.39mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	1.50mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-04-23
   historical Under Contract
3. 2026-04-18
   price $99,900
4. 2026-04-09
   price $109,900
5. 2026-03-26
   listed $119,900 Active
6. 2026-03-19
   historical $119,900

ⓘ 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: $1,465 · $122/mo
• Projected year-2 tax: $1,866 · $156/mo
• Expected delta: +$402/yr (+$33/mo · 27.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,755
• − Mortgage interest: −$5,596
• − Property taxes: −$1,465
• − Insurance: −$500
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,906
• Taxable income: $4,448
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,708/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

-16.7% since first listed

6 events — show timeline

• 2026-05-14 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-23 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-18 Price Changed $99,900 RMLSA as Distributed by MLS Grid
• 2026-04-09 Price Changed $109,900 RMLSA as Distributed by MLS Grid
• 2026-03-26 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2026-03-19 Coming Soon $119,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $1,465 · +10.2% YoY. Source: county tax records.