1922 W Richwoods Blvd · Peoria, IL 61604

$42,500

1 bd · 1.0 ba · 554 sqft · SingleFamily public records · 17 Days on market

Built 1950 7,000 sqft lot Est $35k · 22% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming Peoria ranch that proves you don't need a lot of square footage to have a space that truly works. Thoughtfully maintained and move-in ready, this home offers comfort, efficiency, and convenience all in one inviting package. The backyard is a standout feature - a great place to relax, garden, or host a casual get-together. Inside, the updated kitchen cabinetry adds fresh appeal, and the abundance of outlets throughout the home is something you'll appreciate every day. Major updates provide peace of mind:New roof (August 2024), Furnace & water heater (2012), Windows with easy-clean design (2012) and added insulation for improved efficiency was completed whe

Key facts

• New roof
• Added insulation
• 7,000 sq ft lot

Tags

• UPDATED KITCHEN CABINETRY
• NEW ROOF
• FURNACE AND WATER HEATER
• WINDOWS WITH EASY-CLEAN DESIGN
• ADDED INSULATION
• EXTENDED ONE-CAR GARAGE

Property features AI

Finance

• Other: Parcel number: 1430478011
• Financial info: Special service area: No; Tax exemptions listed: Homeowner, Senior, Other
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space, 1 parking space total)
• Utilities: Public water; Storm sewer
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Vinyl siding; Built approximately 71-80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 50 x 140; Less than 0.25 acre lot; No zero lot line; Interstate access

Interior

• Kitchen: Kitchen on main level (approx. 10 x 15)
• Bedrooms: 1 bedroom (master bedroom on main level); Additional rooms labeled as Bedroom 2, Bedroom 3, Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Crawl space basement; 3 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $42k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 5.5% 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+, 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: Dr Maude A Sanders Primary School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 396 students, 0% FRL); Sterling Middle School (math 0% / reading 4%, grade F, #664 of 665 statewide, top 100%, 385 students, 0% FRL); 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $294 of loan paydown is wiped out by about $1k 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 + 2.3% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $28k; list at $42k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,862 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.05% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.89%
• DSCR: 2.95
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $34,902
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 W Hudson St	0.09mi	2/1.0 (+1)	560 (+1%)	2mo	$32,000	$57	88
3520 N Finnell Ave	0.22mi	1/1.0	572 (+3%)	8mo	$11,500	$20	78
3311 N Leroy Ave	0.35mi	1/1.0	504 (-9%)	1mo	$18,500	$37	68
2218 W Tripp Ave	0.29mi	1/1.0	480 (-13%)	4mo	$30,000	$63	61
2044 W Wilson Ave	0.11mi	2/1.0 (+1)	606 (+9%)	22mo	$60,000	$99	56
3315 N Stanley St	0.40mi	2/1.0 (+1)	624 (+13%)	16mo	$42,000	$67	42

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.70×
• Total profit: $20,215
• Equity at exit: $6,337

10-year hold

• IRR: 46.1%
• Equity multiple: 5.27×
• Total profit: $50,786
• Equity at exit: $3,675

Cash invested: $11,900 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $873 high
• Mortgage (P&I): −$223
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $435

Break-even live

Break-even rent $322

Max offer price $42,500

Occupancy floor 45%

Sensitivity live

Price	-10% $459	-5% $447	+0% $435	+5% $423	+10% $411
Rent	-10% $366	-5% $401	+0% $435	+5% $470	+10% $504
Rate	-1.0pp $457	-0.5pp $446	base $435	+0.5pp $424	+1.0pp $413

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$876	$1.10	15d	17	0.56mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$920	$1.32	15d	3	0.83mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	0.98mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$850	$1.06	15d	4	1.10mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	45d	1	1.23mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	22d	1	1.30mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$850	$1.06	15d	26	1.46mi

Listing history 13 events

1. 2026-06-22
   days on market $42,500 Active 17 DOM
2. 2026-06-19
   days on market $42,500 Active 15 DOM
3. 2026-06-18
   days on market $42,500 Active 14 DOM
4. 2026-06-17
   days on market $42,500 Active 13 DOM
5. 2026-06-16
   days on market $42,500 Active 12 DOM
6. 2026-06-15
   days on market $42,500 Active 11 DOM
7. 2026-06-14
   days on market $42,500 Active 9 DOM
8. 2026-06-13
   days on market $42,500 Active 8 DOM
9. 2026-06-10
   days on market $42,500 Active 6 DOM
10. 2026-06-09
    days on market $42,500 Active 5 DOM
11. 2026-06-08
    days on market $42,500 Active 4 DOM
12. 2026-06-07
    remarks 695-char remark
13. 2026-06-07
    listed $42,500 Active 3 DOM

ⓘ 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: $566 · $47/mo
• Expected delta: +$398/yr (+$33/mo · 237.1%)

ⓘ 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: $10,479
• − Mortgage interest: −$2,381
• − Property taxes: −$168
• − Insurance: −$212
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,236
• Taxable income: $4,805
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,070/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): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

+113.6% since first listed

14 events — show timeline

• 2026-06-04 Listed $42,500 MRED as Distributed by MLS Grid
• 2026-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-24 Listed — MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-11-23 Sold (Public Records) $28,000 Public Records
• 2010-11-19 Sold (MLS) $27,900 RMLSA as Distributed by MLS Grid
• 2010-06-22 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2006-03-31 Sold (MLS) $22,000 RMLSA as Distributed by MLS Grid
• 2005-11-21 Listed $25,900 RMLSA as Distributed by MLS Grid
• 2003-11-05 Sold (Public Records) $43,000 Public Records
• 2003-10-31 Sold (MLS) $43,000 RMLSA as Distributed by MLS Grid
• 2003-09-05 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2003-04-17 Sold (MLS) $16,500 RMLSA as Distributed by MLS Grid
• 2003-03-10 Listed $19,900 RMLSA as Distributed by MLS Grid