2119 N Bigelow St · Peoria, IL 61604

$89,999

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 52 Days on market

Built 1920 9,720 sqft lot $54/sqft · 38% above area Est $65k · 38% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into timeless charm with this beautiful historic home in Peoria. Rich with character and classic details, this property offers a unique blend of old-world craftsmanship and everyday livability. From the moment you walk in, you’ll appreciate the original architectural features that give this home its warm and inviting feel details you simply don’t find in newer builds. Whether it’s the intricate woodwork, tall ceilings, or vintage charm throughout, this home tells a story in every room. Perfect for homeowners or investors alike, this property offers endless potential to restore, update, or simply enjoy as-is. Conveniently located near local amenities, shopping, and dining, it combines historic appeal with modern-day accessibility. If you’re looking for a home with personality, charm, and opportunity, this one is a must-see.

Key facts

• Tall ceilings
• Vintage charm
• Historic appeal

Tags

• HISTORIC HOME
• INTRICATE WOODWORK
• TALL CEILINGS
• VINTAGE CHARM
• HISTORIC APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.29% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

• ARV (median comp): $65,424
• List price: $89,999
• Delta: 37.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Thrush Ave	0.35mi	3/1.5	1,716 (+2%)	2mo	$102,000	$59	78
1826 N California Ave	0.52mi	3/1.5	1,564 (-7%)	1mo	$34,900	$22	64
1404 N Amber Pl	0.59mi	3/1.5	1,792 (+7%)	1mo	$175,000	$98	60
135 W Hanssler Pl	0.53mi	3/2.5	1,812 (+8%)	3mo	$165,000	$91	56
704 E Lasalle St	0.72mi	4/1.0 (+1)	1,706 (+2%)	1mo	$41,000	$24	56
414 W Corrington Ave	0.62mi	2/1.0 (-1)	1,744 (+4%)	2mo	$36,950	$21	56
714 E Kansas St	0.62mi	3/1.5	1,538 (-8%)	2mo	$26,666	$17	55
2718 N North St	0.55mi	2/1.5 (-1)	1,833 (+9%)	1mo	$89,900	$49	54
1902 N Broadway St	0.52mi	2/1.0 (-1)	1,543 (-8%)	2mo	$35,000	$23	54
309 W Hanssler PI	0.52mi	3/1.0	1,468 (-13%)	1mo	$25,000	$17	52
803 W Meadows Pl	0.41mi	4/1.5 (+1)	1,924 (+14%)	1mo	$165,000	$86	51
1321 N Ellis St	0.67mi	3/2.5	1,870 (+11%)	0mo	$143,000	$76	46

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,805
• Equity at exit: $13,419

10-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $10,700
• Equity at exit: $7,781

Cash invested: $25,200 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$472
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $196

Break-even live

Break-even rent $914

Max offer price $89,999

Occupancy floor 78%

Sensitivity live

Price	-10% $247	-5% $222	+0% $196	+5% $171	+10% $146
Rent	-10% $105	-5% $151	+0% $196	+5% $242	+10% $288
Rate	-1.0pp $242	-0.5pp $219	base $196	+0.5pp $173	+1.0pp $149

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.23mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	0.39mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	14d	1	0.42mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	0.56mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	0.59mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	0.65mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	0.69mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	0.77mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.79mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	0.95mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	14d	1	1.15mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	14d	1	1.25mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.41mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	22d	1	1.41mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $89,999 Pending 52 DOM
2. 2026-06-10
   days on market $89,999 Active 51 DOM
3. 2026-06-09
   days on market $89,999 Active 50 DOM
4. 2026-06-08
   days on market $89,999 Active 49 DOM
5. 2026-06-07
   days on market $89,999 Active 48 DOM
6. 2026-06-03
   days on market $89,999 Active 44 DOM
7. 2026-06-02
   days on market $89,999 Active 43 DOM
8. 2026-06-01
   days on market $89,999 Active 42 DOM
9. 2026-05-31
   days on market $89,999 Active 41 DOM
10. 2026-05-30
    days on market $89,999 Active 40 DOM
11. 2026-05-12
    price $89,999 866-char remark

    Show marketing remark (866 chars)

    Step into timeless charm with this beautiful historic home in Peoria. Rich with character and classic details, this property offers a unique blend of old-world craftsmanship and everyday livability. From the moment you walk in, you’ll appreciate the original architectural features that give this home its warm and inviting feel details you simply don’t find in newer builds. Whether it’s the intricate woodwork, tall ceilings, or vintage charm throughout, this home tells a story in every room. Perfect for homeowners or investors alike, this property offers endless potential to restore, update, or simply enjoy as-is. Conveniently located near local amenities, shopping, and dining, it combines historic appeal with modern-day accessibility. If you’re looking for a home with personality, charm, and opportunity, this one is a must-see.

12. 2026-04-18
    listed $94,999 Active 866-char remark

    Show marketing remark (866 chars)

    Step into timeless charm with this beautiful historic home in Peoria. Rich with character and classic details, this property offers a unique blend of old-world craftsmanship and everyday livability. From the moment you walk in, you’ll appreciate the original architectural features that give this home its warm and inviting feel details you simply don’t find in newer builds. Whether it’s the intricate woodwork, tall ceilings, or vintage charm throughout, this home tells a story in every room. Perfect for homeowners or investors alike, this property offers endless potential to restore, update, or simply enjoy as-is. Conveniently located near local amenities, shopping, and dining, it combines historic appeal with modern-day accessibility. If you’re looking for a home with personality, charm, and opportunity, this one is a must-see.

13. 2003-07-16
    soldstatus $80,000
14. 2003-07-14
    soldstatus $80,000 289-char remark

    Show marketing remark (289 chars)

    WONDERFUL 3 BEDROOM 1.5 BATH, 2 STORY WITH LOTS OF CHARACTER. UPDATES INCLUDE: TRIPLE PANE WINDOWS, FURNACE/CA, WATER HEATER, INTERIOR PAINT,BATH 200 AMP ELECTRICAL. NEW PATIO. HARDWOOD UNDER ALL CARPET. BEDROOM CURTAINS RESERVED. SECURITY SYSTEM. 3 CAR GARAGE: ABSOLUTE MOVE-IN CONDITION!

15. 2003-04-25
    listed $79,900 289-char remark

    Show marketing remark (289 chars)

    WONDERFUL 3 BEDROOM 1.5 BATH, 2 STORY WITH LOTS OF CHARACTER. UPDATES INCLUDE: TRIPLE PANE WINDOWS, FURNACE/CA, WATER HEATER, INTERIOR PAINT,BATH 200 AMP ELECTRICAL. NEW PATIO. HARDWOOD UNDER ALL CARPET. BEDROOM CURTAINS RESERVED. SECURITY SYSTEM. 3 CAR GARAGE: ABSOLUTE MOVE-IN CONDITION!

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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: $13,955
• − Mortgage interest: −$5,041
• − Property taxes: −$2,553
• − Insurance: −$450
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,618
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,103/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

+12.6% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $89,999 RMLSA as Distributed by MLS Grid
• 2026-04-18 Listed $94,999 RMLSA as Distributed by MLS Grid
• 2003-07-16 Sold (Public Records) $80,000 Public Records
• 2003-07-14 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2003-04-25 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2024): $2,553 · +4.8% YoY. Source: county tax records.