1300 S Greenlawn Ave · Peoria, IL 61605

$55,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 234 Days on market

Built 1900 3,780 sqft lot $42/sqft · 51% 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
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Wow! great opportunity to have a corner lot home plus additional lot 126 x30 each lot. fenced backyard with fruit trees ( peach and apple) .all the updates have done from you.- great for started home or investment opportunity. Since owner bought the home many upgrades in the home: central air, siding, roof, flooring, fenced yard, appliances, plumbing, electrical, water softener- owned- filter system for the water in the kitchen, outside concrete path in a side of the home with pipes installed to protect the foundation ( side of the lot). Some personal properties can be sold if buyer wants (bill of sale)- such as: mower and ice breaker, furnitures ,etc- Refrigerator ,range/oven, microwave, water softener and washer and dryer stays with the home. Measurements are approximates and no guaranty.

Key facts

• Corner lot home
• Water softener
• Filter system

Tags

• CORNER LOT HOME
• FENCED BACKYARD
• FRUIT TREES
• CENTRAL AIR
• WATER SOFTENER
• FILTER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 42 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,093/mo this rent would consume 50% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $728 of equity ($380 loan paydown + $348 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $55k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.99% ✓
• Cap rate: 18.03%
• Cash-on-cash: 41.93%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (median comp): $30,304
• List price: $55,000
• Delta: 81.49%
• 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
2005 W Antoinette St	0.32mi	4/1.0 (+1)	1,324 (+1%)	7mo	$50,000	$38	72
1927 W Proctor St	0.37mi	3/1.0	1,344 (+2%)	8mo	$30,000	$22	72
806 S Greenlawn Ave	0.42mi	2/1.0 (-1)	1,368 (+4%)	3mo	$36,000	$26	66
3001 SW Jefferson Ave	0.10mi	2/1.0 (-1)	1,166 (-11%)	8mo	$15,000	$13	66
2107 W Wiswall St	0.53mi	3/1.0	1,408 (+7%)	6mo	$33,000	$23	58
924 S Warren St	0.35mi	2/1.0 (-1)	1,162 (-11%)	2mo	$39,000	$34	58
1307 S Blaine St	0.04mi	2/1.0 (-1)	1,120 (-15%)	14mo	$34,750	$31	57
1529 S Arago St	0.52mi	2/1.0 (-1)	1,180 (-10%)	5mo	$55,000	$47	50
1509 S Arago St	0.49mi	2/1.0 (-1)	1,456 (+11%)	8mo	$49,900	$34	47
435 S Madison Park Ter	0.70mi	3/1.0	1,218 (-7%)	10mo	$35,000	$29	47
1208 W George St	0.62mi	2/1.0 (-1)	1,212 (-8%)	12mo	$27,000	$22	44
2324 W Wiswall St	0.63mi	3/1.0	1,500 (+14%)	10mo	$27,500	$18	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.23×
• Total profit: $34,304
• Equity at exit: $17,732

10-year hold

• IRR: 46.2%
• Equity multiple: 6.39×
• Total profit: $83,074
• Equity at exit: $22,778

Cash invested: $15,400 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $538

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $569	-5% $554	+0% $538	+5% $523	+10% $507
Rent	-10% $452	-5% $495	+0% $538	+5% $581	+10% $624
Rate	-1.0pp $566	-0.5pp $552	base $538	+0.5pp $524	+1.0pp $509

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.32mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.39mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.41mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	44d	1	0.44mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	0.77mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.81mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	0.83mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	0.89mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	1.04mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	1.06mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	1.12mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.13mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	1.13mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	1.13mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	44d	1	1.34mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	1.50mi

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 234 DOM
2. 2026-06-18
   days on market $55,000 Active 233 DOM
3. 2026-06-17
   days on market $55,000 Active 232 DOM
4. 2026-06-16
   days on market $55,000 Active 231 DOM
5. 2026-06-15
   days on market $55,000 Active 230 DOM
6. 2026-06-14
   days on market $55,000 Active 228 DOM
7. 2026-06-13
   days on market $55,000 Active 227 DOM
8. 2026-06-10
   days on market $55,000 Active 225 DOM
9. 2026-06-09
   days on market $55,000 Active 224 DOM
10. 2026-06-08
    days on market $55,000 Active 223 DOM
11. 2026-06-07
    days on market $55,000 Active 222 DOM
12. 2026-06-03
    days on market $55,000 Active 218 DOM
13. 2026-06-02
    days on market $55,000 Active 217 DOM
14. 2026-06-01
    days on market $55,000 Active 216 DOM
15. 2026-05-31
    days on market $55,000 Active 215 DOM
16. 2026-05-30
    days on market $55,000 Active 214 DOM
17. 2026-01-06
    price $55,000 804-char remark

    Show marketing remark (804 chars)

    Wow! great opportunity to have a corner lot home plus additional lot 126 x30 each lot. fenced backyard with fruit trees ( peach and apple) .all the updates have done from you.- great for started home or investment opportunity. Since owner bought the home many upgrades in the home: central air, siding, roof, flooring, fenced yard, appliances, plumbing, electrical, water softener- owned- filter system for the water in the kitchen, outside concrete path in a side of the home with pipes installed to protect the foundation ( side of the lot). Some personal properties can be sold if buyer wants (bill of sale)- such as: mower and ice breaker, furnitures ,etc- Refrigerator ,range/oven, microwave, water softener and washer and dryer stays with the home. Measurements are approximates and no guaranty.

18. 2025-10-28
    listed $70,000 Active 804-char remark

    Show marketing remark (804 chars)

    Wow! great opportunity to have a corner lot home plus additional lot 126 x30 each lot. fenced backyard with fruit trees ( peach and apple) .all the updates have done from you.- great for started home or investment opportunity. Since owner bought the home many upgrades in the home: central air, siding, roof, flooring, fenced yard, appliances, plumbing, electrical, water softener- owned- filter system for the water in the kitchen, outside concrete path in a side of the home with pipes installed to protect the foundation ( side of the lot). Some personal properties can be sold if buyer wants (bill of sale)- such as: mower and ice breaker, furnitures ,etc- Refrigerator ,range/oven, microwave, water softener and washer and dryer stays with the home. Measurements are approximates and no guaranty.

19. 2008-03-11
    soldstatus $18,000

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$540/yr (+$45/mo · 321.6%)

ⓘ 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: $13,116
• − Mortgage interest: −$3,081
• − Property taxes: −$168
• − Insurance: −$275
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$1,600
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,043/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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 0.61)
• Race & ethnicity: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• 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

+205.6% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $55,000 RMLSA as Distributed by MLS Grid
• 2025-10-28 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2008-03-11 Sold (Public Records) $18,000 Public Records

Property tax history

-21.8%/yr

Latest (2016): $168 · -52.1% YoY. Source: county tax records.