1220 N University St · Peoria, IL 61606

$95,000

3 bd · 1.0 ba · 2,210 sqft · SingleFamily public records · 30 Days on market

Built 1915 6,534 sqft lot Est $181k · 48% under

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

Listing remarks MLS

Spacious 5 bedroom, 2 bath, 1.5 story home just 3 blocks from Bradley University — a great opportunity for investors or owner-occupants! Covered front porch offers the perfect place to relax and enjoy the outdoors. Inside, you’ll find tons of character with original hardwood floors, crown molding, and beautiful built-in cabinets throughout. Kitchen features an eating nook, abundant storage, and appliances that stay (not warranted). The fireplace - no warranty on working condition, the seller has never used and will be sold as-is. Upper level includes 5 generously sized bedrooms, 3 with hardwood floors and a full bath. Convenient location close to shopping, dining, entertainment, and campus amenities! Property sold AS-IS.

Key facts

• Covered front porch
• Built-in cabinets
• Crown molding

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• CROWN MOLDING
• BUILT-IN CABINETS
• EATING NOOK
• ABUNDANT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 33 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); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,472/mo this rent would consume 45% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $62k; list at $95k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.55% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $181,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 W Armstrong Ave	0.14mi	3/1.5	2,064 (-7%)	3mo	$64,000	$31	78
1309 W Columbia Ter	0.07mi	4/3.0 (+1)	2,128 (-4%)	1mo	$183,500	$86	77
1121 N University St	0.07mi	4/1.5 (+1)	2,088 (-6%)	10mo	$129,000	$62	72
1210 N Elmwood Ave	0.08mi	4/2.0 (+1)	2,431 (+10%)	1mo	$215,000	$88	70
1027 N University St	0.14mi	4/2.5 (+1)	2,070 (-6%)	4mo	$235,000	$114	69
1020 N Elmwood Ave	0.16mi	4/1.5 (+1)	2,413 (+9%)	2mo	$199,000	$82	68
805 W Armstrong Ave	0.40mi	3/1.0	2,135 (-3%)	10mo	$120,000	$56	67
1111 W Armstrong Ave	0.18mi	3/2.0	1,903 (-14%)	7mo	$160,000	$84	59
1417 N Sheridan Rd	0.50mi	4/2.0 (+1)	2,348 (+6%)	7mo	$60,000	$26	51
1614 W Columbia Ter	0.28mi	4/2.5 (+1)	2,483 (+12%)	7mo	$200,000	$81	50
1419 W Moss Ave	0.66mi	4/2.0 (+1)	2,074 (-6%)	2mo	$245,000	$118	48
1518 W Callender Ave	0.70mi	4/2.0 (+1)	2,491 (+13%)	1mo	$124,000	$50	36

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $12,590
• Equity at exit: $14,165

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $47,174
• Equity at exit: $8,214

Cash invested: $26,600 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$498
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $438

Break-even live

Break-even rent $917

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	13d	1	0.60mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.65mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	44d	1	0.82mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.07mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	1.20mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	1.21mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.21mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	1.32mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.35mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 29 DOM
3. 2026-06-17
   days on market $95,000 Active 28 DOM
4. 2026-06-16
   days on market $95,000 Active 27 DOM
5. 2026-06-15
   days on market $95,000 Active 26 DOM
6. 2026-06-14
   days on market $95,000 Active 24 DOM
7. 2026-06-13
   days on market $95,000 Active 23 DOM
8. 2026-06-10
   days on market $95,000 Active 21 DOM
9. 2026-06-09
   days on market $95,000 Active 20 DOM
10. 2026-06-08
    days on market $95,000 Active 19 DOM
11. 2026-06-07
    days on market $95,000 Active 18 DOM
12. 2026-06-03
    days on market $95,000 Active 14 DOM
13. 2026-06-02
    days on market $95,000 Active 13 DOM
14. 2026-06-01
    days on market $95,000 Active 12 DOM
15. 2026-05-31
    days on market $95,000 Active 11 DOM
16. 2026-05-30
    days on market $95,000 Active 10 DOM
17. 2026-05-20
    listed $95,000 Active 743-char remark

    Show marketing remark (743 chars)

    Spacious 5 bedroom, 2 bath, 1.5 story home just 3 blocks from Bradley University — a great opportunity for investors or owner-occupants! Covered front porch offers the perfect place to relax and enjoy the outdoors. Inside, you’ll find tons of character with original hardwood floors, crown molding, and beautiful built-in cabinets throughout. Kitchen features an eating nook, abundant storage, and appliances that stay (not warranted). The fireplace - no warranty on working condition, the seller has never used and will be sold as-is. Upper level includes 5 generously sized bedrooms, 3 with hardwood floors and a full bath. Convenient location close to shopping, dining, entertainment, and campus amenities! Property sold AS-IS.

18. 2026-05-17
    historical
19. 2025-10-28
    listed Active
20. 2021-08-06
    historical
21. 2013-10-31
    soldstatus $61,500
22. 2013-03-16
    listed $69,900
23. 2005-10-28
    soldstatus $70,000

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $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 6/10 Major FEMA zone X · 73% 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: $17,664
• − Mortgage interest: −$5,321
• − Property taxes: −$2,240
• − Insurance: −$475
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,764
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,292/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• 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

+35.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $95,000 RMLSA as Distributed by MLS Grid
• 2026-05-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-28 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-10-31 Sold (MLS) $61,500 RMLSA as Distributed by MLS Grid
• 2013-03-16 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2005-10-28 Sold (Public Records) $70,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $2,240 · +4.8% YoY. Source: county tax records.