1918 W Clarke Ave · West Peoria, IL 61604

$120,000

3 bd · 1.5 ba · 1,434 sqft · SingleFamily public records · 28 Days on market

Built 1909 6,098 sqft lot Est $133k · 10% under

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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 +25.7/30.0
• ARV discount +12.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD ON ONE TIME SHOW.

Key facts

• Functional kitchen
• Large outset window
• Formal dining room

Tags

• RECENT RENOVATIONS
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• VAULTED CEILING
• FUNCTIONAL KITCHEN
• LARGE OUTSET WINDOW

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1909; Shingle roof
• Construction: Original construction (not new)
• Exterior features: Level lot; Lot dimensions approximately 30 x 135

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the upper level); Bedroom dimensions include: 16 x 10, 11 x 10, and 16 x 9; Egress windows in bedrooms
• Flooring: Carpet in bedrooms and many interior rooms; Vinyl flooring in dining room and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.2% in West 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 76/100 on livability (#181 in IL, #3,474 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $44k; list at $120k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $133,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 W Barker Ave	0.21mi	3/2.0	1,452 (+1%)	1mo	$75,000	$52	86
2106 W Heading Ave	0.24mi	3/2.5	1,476 (+3%)	5mo	$102,000	$69	76
2008 W Clarke Ave	0.06mi	3/2.0	1,284 (-10%)	3mo	$119,000	$93	75
2026 W Heading Ave	0.22mi	3/2.0	1,565 (+9%)	0mo	$137,500	$88	72
2111 W Laura Ave	0.22mi	4/2.0 (+1)	1,477 (+3%)	8mo	$140,000	$95	71
1808 W Fredonia Ave	0.14mi	4/1.0 (+1)	1,340 (-7%)	8mo	$48,000	$36	69
302 N Sterling Ave	0.59mi	3/1.0	1,422 (-1%)	5mo	$145,000	$102	65
2611 W Belle Vista Ct	0.62mi	3/2.0	1,488 (+4%)	1mo	$195,000	$131	62
2208 W Ayres Ave	0.39mi	2/1.5 (-1)	1,297 (-10%)	4mo	$120,000	$93	57
2507 W Ardmore Pl	0.48mi	3/2.0	1,328 (-7%)	9mo	$149,000	$112	56
2019 W Edna Ct	0.61mi	3/2.0	1,540 (+7%)	9mo	$134,000	$87	50
609 N Iris Ct	0.53mi	2/1.0 (-1)	1,260 (-12%)	9mo	$130,000	$103	41

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,028
• Equity at exit: $17,892

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $17,982
• Equity at exit: $10,375

Cash invested: $33,600 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$629
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $289

Break-even live

Break-even rent $1,063

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	0.17mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	43d	1	0.27mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	43d	1	0.29mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	0.54mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	43d	1	0.57mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	43d	1	0.71mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	13d	1	0.90mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	13d	1	0.96mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	43d	1	1.08mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.09mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.11mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	43d	1	1.15mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.26mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	43d	1	1.27mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	13d	1	1.29mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	1.30mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	13d	1	1.32mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	13d	1	1.33mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	13d	1	1.40mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	13d	1	1.46mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	13d	1	1.47mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	43d	1	1.50mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	43d	1	1.50mi

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 28 DOM
2. 2026-06-18
   pricedays on market $120,000 Active 27 DOM
3. 2026-06-17
   days on market $125,000 Active 26 DOM
4. 2026-06-16
   days on market $125,000 Active 25 DOM
5. 2026-06-15
   days on market $125,000 Active 24 DOM
6. 2026-06-14
   days on market $125,000 Active 22 DOM
7. 2026-06-13
   days on market $125,000 Active 21 DOM
8. 2026-06-10
   days on market $125,000 Active 19 DOM
9. 2026-06-09
   days on market $125,000 Active 18 DOM
10. 2026-06-08
    days on market $125,000 Active 17 DOM
11. 2026-06-07
    days on market $125,000 Active 16 DOM
12. 2026-06-03
    days on market $125,000 Active 12 DOM
13. 2026-06-02
    days on market $125,000 Active 11 DOM
14. 2026-06-01
    days on market $125,000 Active 10 DOM
15. 2026-05-31
    days on market $125,000 Active 9 DOM
16. 2026-05-30
    days on market $125,000 Active 8 DOM
17. 2026-05-22
    listed $125,000 Active
18. 2023-06-23
    soldstatus $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

19. 2023-05-24
    listed $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

20. 2017-04-17
    soldstatus $42,000
21. 2015-11-10
    listed $44,900

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$397/yr (+$33/mo · 20.6%)

ⓘ 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: $17,147
• − Mortgage interest: −$6,722
• − Property taxes: −$1,930
• − Insurance: −$600
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,491
• Taxable income: $1,661
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,066/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 — West Peoria

• Score: 76/100
• State rank: #181
• US rank: #3474

Category grades

Amenities F Commute A- Cost of living A+ Crime B- Employment C Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Peoria, IL
• County: Peoria County · 120,495 people
• 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

+178.4% since first listed

5 events — show timeline

• 2026-05-22 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2023-06-23 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2023-05-24 Listed $44,000 RMLSA as Distributed by MLS Grid
• 2017-04-17 Sold (MLS) $42,000 RMLSA as Distributed by MLS Grid
• 2015-11-10 Listed $44,900 RMLSA as Distributed by MLS Grid

Property tax history

+44.4%/yr

Latest (2024): $1,930 · +6.0% YoY. Source: county tax records.