4010 N Dayton Ave · Peoria, IL 61614

$115,000

2 bd · 1.0 ba · 706 sqft · SingleFamily public records · 3 Days on market

Built 1925 Est $94k · 22% over

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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).

• Cash flow +15.3/30.0
• Rent growth +5.0/5.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• 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 to this charming 2-bedroom, 1.5-bath home nestled in a quiet, centrally located Peoria neighborhood. With modern touches throughout, this cozy gem offers a welcoming atmosphere. Enjoy the spacious, oversized garage - perfect for storage or hobbies. The fully fenced backyard offers a serene, intimate setting ideal for relaxing. Updates include LVP throughout most of the home ('21), siding ('24), roof and gutters ('23), furnace ('07), water heater ('06), sump pump ('18) and new oven/range ('23).

Key facts

• Updates include lvp
• Updates include roof
• 2 garage spots

Tags

• FULLY FENCED BACKYARD
• SPACIOUS OVERSIZED GARAGE
• UPDATES INCLUDE LVP
• UPDATES INCLUDE SIDING
• UPDATES INCLUDE ROOF
• UPDATES INCLUDE GUTTERS

Property features AI

Exterior

• Parking: Detached 2-car garage with alley access
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction
• Construction: Shingle roof; Built in 1925
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms (both on the main level) — Bedroom 1 (approx. 10.5 x 9.1) and Bedroom 2 (approx. 11 x 9.11) — both have egress windows
• Flooring: Luxury vinyl plank in main living areas and bedrooms; Carpet in family room; Other flooring type in basement laundry area
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Crawl space and partial basement; Dryer included; No fireplaces
• Laundry & utility: Laundry room located in the basement; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $43 ($510/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (6.7% below list).
• Recommended offer: $107k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Peoria — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Valeska Hinton Early Ch Ed Ctr (495 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 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.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+30 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: Rents rising fast (+10.3%/yr); 154 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $795 of loan paydown is wiped out by about $3k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,261 (6.7% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $93,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3824 N Dayton Ave	0.13mi	2/1.0	672 (-5%)	6mo	$65,000	$97	80
1315 E Rouse Ave	0.22mi	2/1.0	700 (-1%)	12mo	$77,500	$111	78
3824 N Ashton Ave	0.18mi	2/1.0	676 (-4%)	10mo	$90,000	$133	76
911 E Moneta Ave	0.60mi	2/1.0	720 (+2%)	0mo	$95,000	$132	68
4415 N Constantine Ave	0.32mi	2/1.0	744 (+5%)	12mo	$129,900	$175	66
4100 N Illinois Dr	0.55mi	2/1.0	736 (+4%)	5mo	$77,000	$105	63
1308 E London Ave	0.45mi	2/1.0	676 (-4%)	13mo	$110,000	$163	61
1408 E Moneta Ave	0.33mi	2/1.0	624 (-12%)	5mo	$115,000	$184	61
1108 E Hazard Ave	0.36mi	2/1.0	789 (+12%)	8mo	$107,500	$136	56
1107 E Hines Ave	0.38mi	2/1.0	620 (-12%)	10mo	$95,000	$153	53
3905 N Illinois Ave	0.60mi	2/1.0	672 (-5%)	13mo	$88,000	$131	53
705 E Lake Ave	0.73mi	2/1.0	740 (+5%)	10mo	$95,000	$128	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-10,235
• Equity at exit: $17,147

10-year hold

• IRR: 6.9%
• Equity multiple: 1.64×
• Total profit: $20,467
• Equity at exit: $9,943

Cash invested: $32,200 (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 61614

• Home prices YoY: -29.1%
• Rents YoY: 10.3%
• Active inventory: 154
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$603
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $43

Break-even live

Break-even rent $1,019

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $108	-5% $75	+0% $43	+5% $10	+10% $-23
Rent	-10% $-42	-5% $0	+0% $43	+5% $85	+10% $127
Rate	-1.0pp $100	-0.5pp $72	base $43	+0.5pp $13	+1.0pp $-18

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	15d	1	0.62mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.11mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	15d	1	1.15mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	15d	1	1.43mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	23d	1	1.43mi

Listing history 5 events

1. 2026-06-02
   status $115,000 Pending 3 DOM
2. 2026-06-01
   days on market $115,000 Active 3 DOM
3. 2026-05-31
   days on market $115,000 Active 2 DOM
4. 2026-05-30
   remarks 506-char remark
5. 2026-05-30
   listed $115,000 Active 1 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: $1,846 · $154/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: +$382/yr (+$32/mo · 20.7%)

ⓘ 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: $12,871
• − Mortgage interest: −$6,442
• − Property taxes: −$1,846
• − Insurance: −$575
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,345
• Taxable loss: −$1,396
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $846/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): 27,370
• Household income: $66,924
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1179.0

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 (70%)
• Race & ethnicity: White 70% Black 17% Two or more races 5% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 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: ▼ -76.07%
• Current HPI: 185.122
• Rent YoY: ▲ 10.35%
• 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

• 2026-05-29 Listed $115,000 RMLSA as Distributed by MLS Grid

Property tax history

+34.9%/yr

Latest (2024): $1,846 · +7.6% YoY. Source: county tax records.