2706 W Huntington Dr · Peoria, IL 61614

$174,900

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 2 Days on market

Built 1962 9,048 sqft lot Est $164k · 7% over

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Why this score? — see what drove the F 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 +5.7/30.0
• Rent growth +5.0/5.0
• ARV discount +4.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Sherwood Forrest! You'll be sure to enjoy not only the quietness of the street as it's tucked back into the neighborhood but the close proximity to where you may need to go! All bedrooms are on the main level and the primary has an attached half bath. The eat in kitchen overlooks the nice fenced in back yard. Plenty of storage also! The basement has plenty of space for an in-home office, game room, as well as a family room. The built-in storage is a nice addition as well! Windows have been replaced and are double hung! New garage door '20 and recently replaced driveway '19. The garage also offers extra space for additional storage or a workshop area. This well maintained hom

Key facts

• Attached half bath
• Family room
• Fenced in back yard

Tags

• ATTACHED HALF BATH
• FENCED IN BACK YARD
• IN-HOME OFFICE
• GAME ROOM
• FAMILY ROOM
• BUILT-IN STORAGE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction
• Construction: Shingle roof; Built in 1962; Basement present
• Exterior features: Fenced yard; Level lot; Paved road access; Lot dimensions approximately 78 x 116

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet in many rooms; Hardwood in the kitchen; Other flooring in basement areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Living room fireplace
• Laundry & utility: Washer; Dryer; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (36.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (32.2% below list).
• Recommended offer: $112k (36.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 5.5% in Peoria — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 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 56% at this address vs 12% district-wide (+44 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $112,016 (36.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.72%
• DSCR: 0.61
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $163,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2715 W Huntington Dr	0.04mi	3/1.5	1,354 (+13%)	3mo	$115,000	$85	74
5332 N Big Hollow Rd	0.37mi	3/1.0	1,170 (-2%)	7mo	$184,900	$158	71
2307 W Cindy Ln	0.33mi	3/1.0	1,300 (+9%)	1mo	$179,900	$138	68
5313 N Arrow Dr	0.35mi	3/1.5	1,300 (+9%)	3mo	$163,000	$125	67
2135 W Orlando Dr	0.42mi	3/1.0	1,296 (+8%)	4mo	$162,500	$125	61
5229 N Hamilton Rd	0.39mi	3/1.0	1,335 (+12%)	4mo	$160,000	$120	57
2505 W Camille St	0.42mi	3/1.5	1,326 (+11%)	8mo	$151,000	$114	56
5116 N Hamilton Rd	0.51mi	3/1.0	1,300 (+9%)	9mo	$147,000	$113	52
5302 N Arrow Dr	0.39mi	3/1.0	1,022 (-14%)	6mo	$140,000	$137	50
5435 N Longwood Dr	0.58mi	3/1.0	1,059 (-12%)	2mo	$165,000	$156	50
5328 N Plaza Dr	0.53mi	3/1.0	1,040 (-13%)	12mo	$155,000	$149	42
5519 N Montello Dr	0.65mi	3/1.0	1,040 (-13%)	8mo	$145,000	$139	39

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: -25.9%
• Equity multiple: 0.09×
• Total profit: $-44,681
• Equity at exit: $26,078

10-year hold

• IRR: -10.9%
• Equity multiple: 0.20×
• Total profit: $-39,313
• Equity at exit: $15,122

Cash invested: $48,972 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$917
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-356

Break-even live

Break-even rent $1,636

Max offer price $112,016

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-306	+0% $-356	+5% $-405	+10% $-455
Rent	-10% $-450	-5% $-403	+0% $-356	+5% $-309	+10% $-262
Rate	-1.0pp $-268	-0.5pp $-311	base $-356	+0.5pp $-401	+1.0pp $-447

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 W War Memorial Dr Peoria, IL	2.0	1.5	950	$949	$1.00	15d	3	0.14mi
2913 W Cannes Dr Unit C Peoria, IL	2.0	2.0	884	$1,150	$1.30	45d	1	0.19mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	15d	1	0.25mi
2020 W Glen Ave Peoria, IL	3.0	2.0	1320	$1,700	$1.29	15d	1	0.89mi
1915 W Marlene Ave Unit B Peoria, IL	2.0	1.5	1200	$1,275	$1.06	22d	1	1.08mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	45d	1	1.34mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	15d	3	1.35mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	22d	1	1.40mi
3207 W Willow Knolls Dr Peoria, IL	2.0	1.5	1000	$1,100	$1.10	45d	1	1.40mi
3119 W Willow Knolls Dr Unit 46B Peoria, IL	2.0	1.5	872	$1,100	$1.26	45d	1	1.41mi
6500 N University St Peoria, IL	2.0	1.0–1.5	722	$1,210	$1.67	15d	23	1.42mi
1415 W Teton Dr Unit 6 Peoria, IL	2.0	1.0	810	$1,200	$1.48	45d	1	1.46mi
5505 N Frostwood Pkwy Peoria, IL	2.0	2.0	1030	$1,490	$1.45	15d	1	1.48mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $174,900 Active
3. 2025-12-17
   historical
4. 2025-12-08
   historical
5. 2025-11-18
   price
6. 2025-10-18
   listed Active
7. 2025-09-29
   historical

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,798 · $317/mo
• Expected delta: +$172/yr (+$14/mo · 4.7%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,222
• − Mortgage interest: −$9,797
• − Property taxes: −$3,626
• − Insurance: −$874
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$5,088
• Taxable loss: −$7,439
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-2,486/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

7 events — show timeline

• 2026-04-29 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-27 Listed $174,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-18 Listed — RMLSA as Distributed by MLS Grid
• 2025-09-29 Coming Soon — RMLSA as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $3,626 · +7.4% YoY. Source: county tax records.