1619 S Faraday Ave · Peoria, IL 61605

$19,997

3 bd · 1.0 ba · 1,791 sqft · SingleFamily public records · 123 Days on market

Built 1900 $11/sqft · 42% below area Est $34k · 42% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Investor Special - Great Owner financing terms available with reasonable down and proof of funds. Handy Man Special - Rehab Required. Ideal for experienced rehab or buy-and-hold investor. Strong cash flow potential after renovation. Sold As-Is. Quick close.

Key facts

• Built 1900
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 52.1% 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+, 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: Annie Jo Gordon Comm Lrning Cntr (math 0% / reading 3%, grade F, #2,050 of 2,056 statewide, top 100%, 574 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 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.
• Zoned-school proficiency averages 28% at this address vs 12% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 43 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,188/mo this rent would consume 54% 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 $266 of equity ($139 loan paydown + $127 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,597 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.94% ✓
• Cap rate: 52.13%
• Cash-on-cash: 163.71%
• DSCR: 8.28
• GRM: 1.4

CMA / ARV

• ARV (median comp): $34,292
• List price: $19,997
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1538 S Faraday Ave	0.07mi	4/1.0 (+1)	1,632 (-9%)	14mo	$35,500	$22	65
2006 W Marquette St	0.49mi	4/2.0 (+1)	1,638 (-8%)	9mo	$48,500	$30	47

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: —
• Equity multiple: 9.70×
• Total profit: $48,709
• Equity at exit: $6,447

10-year hold

• IRR: —
• Equity multiple: 20.39×
• Total profit: $108,547
• Equity at exit: $8,282

Cash invested: $5,599 (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: 43
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $764

Break-even live

Break-even rent $221

Max offer price $19,997

Occupancy floor 31%

Sensitivity live

Price	-10% $775	-5% $770	+0% $764	+5% $758	+10% $753
Rent	-10% $670	-5% $717	+0% $764	+5% $811	+10% $858
Rate	-1.0pp $774	-0.5pp $769	base $764	+0.5pp $759	+1.0pp $753

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: $4,999
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 W Howett St Peoria, IL	3.0	2.0	2000	$1,150	$0.57	45d	1	0.98mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	45d	1	0.98mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	45d	1	1.18mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	45d	1	1.30mi

Listing history 25 events

1. 2026-06-22
   days on market $19,997 Active 123 DOM
2. 2026-06-19
   days on market $19,997 Active 121 DOM
3. 2026-06-18
   days on market $19,997 Active 120 DOM
4. 2026-06-17
   days on market $19,997 Active 119 DOM
5. 2026-06-16
   days on market $19,997 Active 118 DOM
6. 2026-06-15
   days on market $19,997 Active 117 DOM
7. 2026-06-14
   days on market $19,997 Active 115 DOM
8. 2026-06-13
   days on market $19,997 Active 114 DOM
9. 2026-06-10
   days on market $19,997 Active 112 DOM
10. 2026-06-09
    days on market $19,997 Active 111 DOM
11. 2026-06-08
    days on market $19,997 Active 110 DOM
12. 2026-06-07
    days on market $19,997 Active 109 DOM
13. 2026-06-03
    days on market $19,997 Active 105 DOM
14. 2026-06-02
    days on market $19,997 Active 104 DOM
15. 2026-06-01
    days on market $19,997 Active 103 DOM
16. 2026-05-31
    days on market $19,997 Active 102 DOM
17. 2026-05-30
    days on market $19,997 Active 101 DOM
18. 2026-02-18
    listed $19,997 Active 260-char remark

    Show marketing remark (260 chars)

    Investor Special - Great Owner financing terms available with reasonable down and proof of funds. Handy Man Special - Rehab Required. Ideal for experienced rehab or buy-and-hold investor. Strong cash flow potential after renovation. Sold As-Is. Quick close.

19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2021-08-06
    historical
22. 2021-08-06
    historical
23. 2013-06-28
    soldstatus $45,500
24. 2007-10-26
    soldstatus $24,000
25. 2005-03-03
    soldstatus $19,000

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $737 · $61/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 ≥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: $14,256
• − Mortgage interest: −$1,120
• − Property taxes: −$737
• − Insurance: −$100
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$582
• Taxable income: $9,436
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $6,902/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

+5.2% since first listed

8 events — show timeline

• 2026-02-18 Listed $19,997 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-06-28 Sold (Public Records) $45,500 Public Records
• 2007-10-26 Sold (Public Records) $24,000 Public Records
• 2005-03-03 Sold (Public Records) $19,000 Public Records

Property tax history

+4.6%/yr

Latest (2024): $737 · +4.7% YoY. Source: county tax records.