3013 W Westport Rd · Peoria, IL 61615

$185,000

3 bd · 1.5 ba · 2,548 sqft · SingleFamily public records · 28 Days on market

Built 1977 0.36 ac lot Est $214k · 14% under

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Why this score? — see what drove the D- 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).

• ARV discount +13.6/15.0
• Cash flow +9.1/30.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5 bedroom, 2.5 bath home located in the heart of Peoria offering tons of potential and room to grow! The main level features a large open kitchen and dining room combination ideal for gatherings and entertaining, while the living room showcases beautiful cherry wood flooring that adds warmth and character. The primary suite offers a private bathroom along with direct access to the expansive back deck that stretches across the entire rear of the home. The walkout lower level features two additional bedrooms, a half bath, tiled flooring, and a spacious family room with two separate stairwells providing convenient access to the main level. Outside you’ll find a large 2-car detac

Key facts

• Cherry wood flooring
• Walkout lower level
• Private bathroom

Tags

• OPEN KITCHEN AND DINING ROOM
• CHERRY WOOD FLOORING
• PRIVATE BATHROOM
• EXPANSIVE BACK DECK
• WALKOUT LOWER LEVEL
• SPACIOUS FAMILY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home; Built in 1977
• Construction: Not new construction; Total building area reported as 2,548
• Exterior features: Shingle roof; Lot is level to sloped; Lot dimensions approximately 100 x 155

Interior

• Kitchen: Kitchen present (upper level)
• Bedrooms: Five bedrooms total; Upper-level bedrooms with egress windows; Lower-level bedrooms with egress windows; One bedroom with hardwood flooring; Some bedrooms carpeted; others listed as other flooring
• Flooring: Hardwood in some rooms; Carpet in some bedrooms; Tile in kitchen, dining room, family room
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present; No fireplaces
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (14.1% below list).
• Recommended offer: $159k (14.1% below list) — sets the bar for 1% rule.

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+, 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.
• Zoned schools: Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $158,932 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $214,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3002 W Brookside Dr	0.24mi	4/2.0 (+1)	2,630 (+3%)	9mo	$210,000	$80	69
3823 N Saymore Ln	0.16mi	3/2.5	2,216 (-13%)	2mo	$177,500	$80	66
3908 N Kathy Ln	0.18mi	4/2.5 (+1)	2,378 (-7%)	10mo	$200,000	$84	64
3348 W Lisa Ln	0.37mi	3/3.0	2,700 (+6%)	11mo	$240,000	$89	58
2706 Overhill Rd	0.26mi	3/3.0	2,334 (-8%)	16mo	$205,000	$88	54
3524 W Saymore Ln	0.46mi	4/4.0 (+1)	2,609 (+2%)	11mo	$234,000	$90	51
3820 N Donna Ln	0.68mi	3/2.5	2,566 (+1%)	16mo	$167,000	$65	49
3407 W Reservoir Blvd	0.45mi	3/2.0	2,190 (-14%)	6mo	$199,900	$91	49
4726 N Ridgelawn Pl	0.71mi	3/2.0	2,338 (-8%)	8mo	$173,000	$74	45
3601 W Saymore Ln	0.55mi	4/2.5 (+1)	2,296 (-10%)	11mo	$199,999	$87	40
2214 W Bainter Ln	0.61mi	4/2.0 (+1)	2,240 (-12%)	7mo	$125,000	$56	39
3518 W Pemford Ct	0.63mi	4/2.0 (+1)	2,232 (-12%)	10mo	$184,900	$83	34

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-39,012
• Equity at exit: $27,584

10-year hold

• IRR: -15.4%
• Equity multiple: 0.12×
• Total profit: $-45,333
• Equity at exit: $15,995

Cash invested: $51,800 (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 61615

• Home prices YoY: -32.2%
• Active inventory: 127
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-143

Break-even live

Break-even rent $1,771

Max offer price $159,670

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-91	+0% $-143	+5% $-196	+10% $-248
Rent	-10% $-269	-5% $-206	+0% $-143	+5% $-81	+10% $-18
Rate	-1.0pp $-50	-0.5pp $-96	base $-143	+0.5pp $-191	+1.0pp $-240

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $185,000 Active 28 DOM
2. 2026-06-18
   days on market $185,000 Active 27 DOM
3. 2026-06-17
   days on market $185,000 Active 26 DOM
4. 2026-06-16
   days on market $185,000 Active 25 DOM
5. 2026-06-15
   days on market $185,000 Active 24 DOM
6. 2026-06-14
   days on market $185,000 Active 22 DOM
7. 2026-06-13
   days on market $185,000 Active 21 DOM
8. 2026-06-10
   days on market $185,000 Active 19 DOM
9. 2026-06-09
   days on market $185,000 Active 18 DOM
10. 2026-06-08
    days on market $185,000 Active 17 DOM
11. 2026-06-07
    days on market $185,000 Active 16 DOM
12. 2026-06-03
    days on market $185,000 Active 12 DOM
13. 2026-06-02
    days on market $185,000 Active 11 DOM
14. 2026-06-01
    days on market $185,000 Active 10 DOM
15. 2026-05-31
    days on market $185,000 Active 9 DOM
16. 2026-05-30
    days on market $185,000 Active 8 DOM
17. 2026-05-22
    listed $185,000 Active

ⓘ 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: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/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 ≥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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,072
• − Mortgage interest: −$10,363
• − Property taxes: −$4,220
• − Insurance: −$925
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,382
• Taxable loss: −$4,870
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-552/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): 23,523
• Household income: $79,817
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 833.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Black 8% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 83% English-only · Other Indo-European 4% Spanish 4% Chinese 3%

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: ▼ -79.30%
• Current HPI: 166.9745
• 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

1 event — show timeline

• 2026-05-22 Listed $185,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $4,220 · +6.0% YoY. Source: county tax records.