405 E Maywood Ave · Peoria, IL 61603

$89,900

2 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 17 Days on market

Built 1930 5,200 sqft lot Est $102k · 12% 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 +25.5/30.0
• ARV discount +12.8/15.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING 2-3 BR HOME! FIREPLACED LIVING RM. HUGE FORMAL DR. KIT W/ARCHED DOORWAY TO BKFAST NOOK. QUAINT SINK RM OFF HALLWAY. WALK-UP ATTIC. NEWLY REMODELED BSMT RMS. NEW FURNACE & C/A '93. NEWER GARAGE ROOF & OVERHEAD DOOR. 3 SIDES OF PRIVACY FENCE IN REAR YARD. COVERED PATIO & FRONT PORCH.

Key facts

• Covered front porch
• Remodeled kitchen
• Finished basement

Tags

• COVERED FRONT PORCH
• GORGEOUS BRICK COLUMNS
• TILED SURROUND GAS FIREPLACE
• REMODELED KITCHEN
• ARCHED BREAKFAST NOOK
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof; Built in 1930; Level lot; Lot dimensions approximately 40 x 130
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Replacement windows; Paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Three bedrooms (two on main level, one in basement) — main level bedrooms have egress windows
• Flooring: Luxury vinyl plank in main living areas and kitchen; Carpet in some bedrooms and basement rooms; Other flooring in basement laundry area
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Cable available; Ceiling fans; Finished full basement; Electric fireplace in the living room
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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 (+3.5%/yr); 104 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/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 $622 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.18% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $101,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Corrington Ave	0.10mi	2/1.0	1,284 (+10%)	2mo	$94,600	$74	76
222 E Odell Pl	0.21mi	3/1.0 (+1)	1,088 (-7%)	1mo	$98,000	$90	70
315 E Elmhurst Ave	0.18mi	3/1.5 (+1)	1,046 (-11%)	2mo	$111,000	$106	68
718 E London Ave	0.57mi	2/1.0	1,103 (-6%)	1mo	$67,000	$61	61
2206 N Wisconsin Ave	0.66mi	3/2.0 (+1)	1,217 (+4%)	0mo	$30,000	$25	55
1015 E Fairoaks Ave	0.67mi	3/2.0 (+1)	1,200 (+3%)	3mo	$148,000	$123	55
519 W Hudson St	0.66mi	3/1.0 (+1)	1,130 (-3%)	3mo	$135,000	$119	54
624 E Paris Ave	0.61mi	2/1.0	1,074 (-8%)	2mo	$67,000	$62	54
510 W Gift Ave	0.65mi	3/1.0 (+1)	1,224 (+5%)	2mo	$115,575	$94	53
924 E Maywood Ave	0.44mi	2/1.0	1,000 (-14%)	3mo	$70,000	$70	51
2136 N Delaware St	0.74mi	3/1.0 (+1)	1,130 (-3%)	3mo	$47,500	$42	50
1002 E Willcox Ave	0.51mi	3/2.0 (+1)	1,023 (-13%)	1mo	$89,000	$87	48

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-747
• Equity at exit: $13,404

10-year hold

• IRR: 9.4%
• Equity multiple: 1.74×
• Total profit: $18,701
• Equity at exit: $7,773

Cash invested: $25,172 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$471
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $208

Break-even live

Break-even rent $795

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	13d	1	0.31mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.38mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.48mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.58mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.88mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	0.91mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	0.93mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.93mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.98mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	1.03mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.04mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.07mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	1.09mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	1.12mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.16mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	1.19mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	1.22mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.29mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	1.29mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.32mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.34mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.36mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	13d	1	1.43mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.46mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.47mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.50mi

Listing history 21 events

1. 2026-06-19
   days on market $89,900 Under Contract 17 DOM
2. 2026-06-18
   days on market $89,900 Under Contract 16 DOM
3. 2026-06-17
   status $89,900 Under Contract 15 DOM
4. 2026-06-17
   days on market $89,900 Active 15 DOM
5. 2026-06-16
   days on market $89,900 Active 14 DOM
6. 2026-06-15
   days on market $89,900 Active 13 DOM
7. 2026-06-14
   days on market $89,900 Active 11 DOM
8. 2026-06-13
   days on market $89,900 Active 10 DOM
9. 2026-06-10
   days on market $89,900 Active 8 DOM
10. 2026-06-09
    days on market $89,900 Active 7 DOM
11. 2026-06-08
    days on market $89,900 Active 6 DOM
12. 2026-06-07
    days on market $89,900 Active 5 DOM
13. 2026-06-03
    statusdays on marketlisting id $89,900 Active 1 DOM
14. 2026-06-02
    days on market $89,900 Under Contract 10 DOM
15. 2026-06-01
    days on market $89,900 Under Contract 9 DOM
16. 2026-05-31
    days on market $89,900 Under Contract 8 DOM
17. 2026-05-30
    days on market $89,900 Under Contract 7 DOM
18. 2026-05-22
    listed $89,900 Active
19. 1999-12-22
    soldstatus $62,500 303-char remark

    Show marketing remark (303 chars)

    CHARMING 2-3 BR HOME! FIREPLACED LIVING RM. HUGE FORMAL DR. KIT W/ARCHED DOORWAY TO BKFAST NOOK. QUAINT SINK RM OFF HALLWAY. WALK-UP ATTIC. NEWLY REMODELED BSMT RMS. NEW FURNACE & C/A '93. NEWER GARAGE ROOF & OVERHEAD DOOR. 3 SIDES OF PRIVACY FENCE IN REAR YARD. COVERED PATIO & FRONT PORCH.

20. 1999-12-22
    soldstatus $62,500

    Show marketing remark (303 chars)

    CHARMING 2-3 BR HOME! FIREPLACED LIVING RM. HUGE FORMAL DR. KIT W/ARCHED DOORWAY TO BKFAST NOOK. QUAINT SINK RM OFF HALLWAY. WALK-UP ATTIC. NEWLY REMODELED BSMT RMS. NEW FURNACE & C/A '93. NEWER GARAGE ROOF & OVERHEAD DOOR. 3 SIDES OF PRIVACY FENCE IN REAR YARD. COVERED PATIO & FRONT PORCH.

21. 1999-10-18
    listed $66,400 303-char remark

    Show marketing remark (303 chars)

    CHARMING 2-3 BR HOME! FIREPLACED LIVING RM. HUGE FORMAL DR. KIT W/ARCHED DOORWAY TO BKFAST NOOK. QUAINT SINK RM OFF HALLWAY. WALK-UP ATTIC. NEWLY REMODELED BSMT RMS. NEW FURNACE & C/A '93. NEWER GARAGE ROOF & OVERHEAD DOOR. 3 SIDES OF PRIVACY FENCE IN REAR YARD. COVERED PATIO & FRONT PORCH.

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$304/yr (+$25/mo · 21.2%)

ⓘ 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: $12,711
• − Mortgage interest: −$5,036
• − Property taxes: −$1,434
• − Insurance: −$450
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,615
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,227/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+35.4% since first listed

4 events — show timeline

• 2026-05-22 Listed $89,900 RMLSA as Distributed by MLS Grid
• 1999-12-22 Sold (Public Records) $62,500 Public Records
• 1999-12-22 Sold (MLS) $62,500 RMLSA as Distributed by MLS Grid
• 1999-10-18 Listed $66,400 RMLSA as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $1,434 · +8.5% YoY. Source: county tax records.