2021 W Overbrook Dr · Peoria, IL 61604

$109,000

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 15 Days on market

Built 1950 $86/sqft · at area comps Est $110k · at est. ↓ 35% since listing

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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 +21.9/30.0
• ARV discount +8.0/15.0
• 1% rule +7.0/10.0
• DSCR +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONVENIENTLY LOCATED 3 BEDROOM, 1.5 BATH RANCH ON A FULL BASEMENT. HAS SUNKEN FAMILY ROOM, WALK-IN PANTRY, ATTACHED GARAGE AND FINISHABLE BASEMENT. WITH A FEW COSMETIC UPDATES THIS WOULD MAKE A GREAT HOME. SOLD "AS IS". LETTER OF PREQUALIFICATION OR PROOF OF FUNDS REQUIRED WITH ALL OFFERS. ALL MEASUREMENTS APPROXIMATE +-, NOT GUARANTEED. MINIMUM EARNEST MONEY OF $1000 REQUIRED.

Key facts

• Fenced back yard
• Main floor laundry
• Built 1950

Tags

• MAIN FLOOR LAUNDRY
• BASEMENT UNDER ORIGINAL HOUSE
• LARGE FAMILY ROOM ADDITION
• FENCED BACK YARD
• WATER HEATER 3 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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+, schools F, 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.
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $754 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

• It's been on market 15 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask is 82% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $109k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,365 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (median comp): $110,132
• List price: $109,000
• Delta: -1.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3014 N Renwood Ave	0.32mi	3/1.0	1,254 (-1%)	2mo	$139,000	$111	80
2928 N Renwood Ave	0.29mi	3/2.0	1,238 (-2%)	1mo	$129,500	$105	80
2214 W Overbrook Dr	0.13mi	3/1.0	1,152 (-9%)	2mo	$140,000	$122	76
3021 N Mission Rd	0.27mi	3/2.0	1,380 (+9%)	5mo	$88,000	$64	66
2202 W Tripp Ave	0.42mi	2/1.0 (-1)	1,296 (+2%)	5mo	$31,000	$24	66
3421 N Rockwood Rd	0.67mi	3/1.0	1,332 (+5%)	3mo	$145,900	$110	56
3423 N EL Vista Ave	0.62mi	3/1.0	1,183 (-7%)	5mo	$100,000	$85	54
1514 W Margaret Ave	0.48mi	2/1.0 (-1)	1,140 (-10%)	1mo	$122,250	$107	54
1217 W Gilbert Ave	0.72mi	2/1.5 (-1)	1,165 (-8%)	0mo	$95,000	$82	48
1413 W Gilbert Ave	0.56mi	2/2.0 (-1)	1,428 (+13%)	3mo	$58,000	$41	43
1324 W Circle Rd	0.62mi	3/1.0	1,095 (-14%)	4mo	$72,500	$66	43
3510 N Elmcroft Ter	0.74mi	3/1.0	1,092 (-14%)	1mo	$136,000	$125	40

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,547
• Equity at exit: $16,252

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,173
• Equity at exit: $9,424

Cash invested: $30,520 (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: $1,304 high
• Mortgage (P&I): −$572
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $172

Break-even live

Break-even rent $1,086

Max offer price $109,000

Occupancy floor 82%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	0.30mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	0.57mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	44d	1	0.69mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	0.86mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	0.91mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.99mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.01mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	13d	3	1.03mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.03mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	13d	17	1.05mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.10mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.13mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,150	$1.43	13d	26	1.21mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	13d	1	1.25mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	1.26mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.45mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	1.50mi

Listing history 6 events

1. 2026-05-12
   listed $109,000 Active 310-char remark
2. 2010-05-26
   soldstatus $55,500 396-char remark

   Show marketing remark (396 chars)

   CONVENIENTLY LOCATED 3 BEDROOM, 1.5 BATH RANCH ON A FULL BASEMENT. HAS SUNKEN FAMILY ROOM, WALK-IN PANTRY, ATTACHED GARAGE AND FINISHABLE BASEMENT. WITH A FEW COSMETIC UPDATES THIS WOULD MAKE A GREAT HOME. SOLD "AS IS". LETTER OF PREQUALIFICATION OR PROOF OF FUNDS REQUIRED WITH ALL OFFERS. ALL MEASUREMENTS APPROXIMATE +-, NOT GUARANTEED. MINIMUM EARNEST MONEY OF $1000 REQUIRED.

3. 2010-02-12
   listed $59,960 396-char remark

   Show marketing remark (396 chars)

   CONVENIENTLY LOCATED 3 BEDROOM, 1.5 BATH RANCH ON A FULL BASEMENT. HAS SUNKEN FAMILY ROOM, WALK-IN PANTRY, ATTACHED GARAGE AND FINISHABLE BASEMENT. WITH A FEW COSMETIC UPDATES THIS WOULD MAKE A GREAT HOME. SOLD "AS IS". LETTER OF PREQUALIFICATION OR PROOF OF FUNDS REQUIRED WITH ALL OFFERS. ALL MEASUREMENTS APPROXIMATE +-, NOT GUARANTEED. MINIMUM EARNEST MONEY OF $1000 REQUIRED.

4. 2006-10-12
   soldstatus $87,900
5. 2006-10-11
   soldstatus $87,900

   Show marketing remark (188 chars)

   Great Family Home with Sunken Family Room & Gas Heater marble Fireplace. Convenient Location, Easy access to I-74. Roof Appears in Good Shape. Nice Rear Yard, Newer Windows throughout.

6. 2006-04-01
   listed $84,900

   Show marketing remark (188 chars)

   Great Family Home with Sunken Family Room & Gas Heater marble Fireplace. Convenient Location, Easy access to I-74. Roof Appears in Good Shape. Nice Rear Yard, Newer Windows throughout.

ⓘ 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: $2,892 · $241/mo
• Projected year-2 tax: $2,892 · $241/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: $15,643
• − Mortgage interest: −$6,106
• − Property taxes: −$2,892
• − Insurance: −$545
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,171
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,960/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

-34.6% since first listed

5 events — show timeline

• 2010-05-26 Sold (MLS) $55,500 RMLSA as Distributed by MLS Grid
• 2010-02-12 Listed $59,960 RMLSA as Distributed by MLS Grid
• 2006-10-12 Sold (Public Records) $87,900 Public Records
• 2006-10-11 Sold (MLS) $87,900 RMLSA as Distributed by MLS Grid
• 2006-04-01 Listed $84,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,892 · +6.5% YoY. Source: county tax records.