1806 S Livingston St · Peoria, IL 61605

$40,000

2 bd · 1.0 ba · 794 sqft · SingleFamily public records · 84 Days on market

Built 1910 3,810 sqft lot $50/sqft · 165% above area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Come take a lot at your new property! Starter home waiting for your finishing touches!

Key facts

• 3,810 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: 42 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $530 of equity ($277 loan paydown + $253 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.34% ✓
• Cap rate: 20.54%
• Cash-on-cash: 50.90%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (median comp): $22,658
• List price: $40,000
• Delta: 76.54%
• 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
1500 S Westmoreland Ave	0.27mi	3/1.0 (+1)	820 (+3%)	4mo	$8,500	$10	73
1404 S Arago St	0.34mi	3/— (+1)	828 (+4%)	2mo	$2,500	$3	71
2616 W Fremont St	0.43mi	2/1.0	760 (-4%)	9mo	$52,000	$68	66
2322 W Marquette St	0.59mi	2/1.0	768 (-3%)	2mo	$33,000	$43	65
2607 W Humboldt St	0.45mi	3/1.0 (+1)	740 (-7%)	3mo	$35,000	$47	60
1509 S Western Ave	0.33mi	1/1.0 (-1)	720 (-9%)	8mo	$12,000	$17	57
1810 W Latrobe St	0.46mi	3/1.5 (+1)	840 (+6%)	9mo	$34,000	$40	55
2506 W Humboldt St	0.39mi	3/1.0 (+1)	908 (+14%)	2mo	$10,000	$11	51
1609 S Idaho St	0.66mi	2/1.0	720 (-9%)	6mo	$40,000	$56	48
2507 W Latrobe St	0.46mi	2/1.0	900 (+13%)	10mo	$41,000	$46	48
2502 W Malone St	0.53mi	3/1.0 (+1)	864 (+9%)	10mo	$9,000	$10	48
3010 W Seibold St	0.69mi	2/1.0	705 (-11%)	3mo	$35,000	$50	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.71×
• Total profit: $30,297
• Equity at exit: $12,896

10-year hold

• IRR: 55.0%
• Equity multiple: 7.43×
• Total profit: $72,015
• Equity at exit: $16,566

Cash invested: $11,200 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$210
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $475

Break-even live

Break-even rent $335

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $498	-5% $486	+0% $475	+5% $464	+10% $452
Rent	-10% $401	-5% $438	+0% $475	+5% $512	+10% $549
Rate	-1.0pp $495	-0.5pp $485	base $475	+0.5pp $465	+1.0pp $454

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	45d	1	0.27mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	0.55mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.56mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	0.65mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	22d	1	0.69mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	0.71mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.72mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.84mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.84mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	0.91mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	1.08mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	1.08mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	1.13mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	1.21mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	45d	1	1.21mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	1.21mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	1.27mi

Listing history 17 events

1. 2026-06-19
   days on market $40,000 Active 84 DOM
2. 2026-06-18
   days on market $40,000 Active 83 DOM
3. 2026-06-17
   days on market $40,000 Active 82 DOM
4. 2026-06-16
   days on market $40,000 Active 81 DOM
5. 2026-06-15
   days on market $40,000 Active 80 DOM
6. 2026-06-14
   days on market $40,000 Active 78 DOM
7. 2026-06-13
   days on market $40,000 Active 77 DOM
8. 2026-06-10
   days on market $40,000 Active 75 DOM
9. 2026-06-09
   days on market $40,000 Active 74 DOM
10. 2026-06-08
    days on market $40,000 Active 73 DOM
11. 2026-06-07
    days on market $40,000 Active 72 DOM
12. 2026-06-03
    days on market $40,000 Active 68 DOM
13. 2026-06-02
    days on market $40,000 Active 67 DOM
14. 2026-06-01
    days on market $40,000 Active 66 DOM
15. 2026-05-31
    days on market $40,000 Active 65 DOM
16. 2026-05-30
    days on market $40,000 Active 64 DOM
17. 2026-03-27
    listed $40,000 Active 86-char remark

    Show marketing remark (86 chars)

    Come take a lot at your new property! Starter home waiting for your finishing touches!

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$222/yr (+$19/mo · 48.0%)

ⓘ 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: $11,241
• − Mortgage interest: −$2,241
• − Property taxes: −$463
• − Insurance: −$200
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$1,164
• Taxable income: $5,375
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $4,410/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• Rent YoY: —
• 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

• 2026-03-27 Listed $40,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $463 · +4.7% YoY. Source: county tax records.