1328 N Broadway St · Peoria, IL 61606

$120,000

4 bd · 1.0 ba · 1,588 sqft · SingleFamily public records · 62 Days on market

Built 1940 7,500 sqft lot Est $119k · at est.

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.7/10.0
• ARV discount +7.2/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the captivating allure of this 1940s gem firsthand. Step inside this charming two-story, four-bedroom home that has been tastefully updated with new flooring and fresh paint throughout. The house boasts an open floor plan, enhancing the sense of space, with the kitchen at the center. Prepare to be wowed by the fully remodeled bathroom, featuring exquisite tile work and a smart mirror. Cozy up in the den with a wood-burning stove and enjoy the convenience of a built-in bookcase. Relax on the back porch with its delightful brick floor or entertain on the spacious 20 x 20 deck in the backyard. Unleash the potential of the once-amazing backyard and bring it back to its former glory. Stay comfortable year-round with the newer furnace and AC. Don't miss the opportunity to see this timeless treasure—schedule a viewing today and be captivated by the charm of this 1940s home.

Key facts

• Newer flooring
• Modern updates
• Vintage charm

Tags

• VINTAGE CHARM
• MODERN UPDATES
• NEWER FLOORING
• COZY BONUS ROOM
• WOOD BURNING STOVE
• BUILT IN BOOKCASE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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+, 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: 33 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,519/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1940 — 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: 1.27% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $119,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 N Broadway St	0.00mi	4/1.0	1,596 (+0%)	1mo	$120,000	$75	99
1219 Sheridan Rd	0.19mi	3/1.5 (-1)	1,632 (+3%)	0mo	$114,000	$70	79
1112 W Columbia Ter	0.23mi	4/1.0	1,726 (+9%)	5mo	$114,000	$66	71
1313 N Ellis St	0.25mi	3/2.0 (-1)	1,402 (-12%)	3mo	$45,000	$32	58
310 W Armstrong Ave	0.47mi	3/1.5 (-1)	1,668 (+5%)	7mo	$165,900	$99	57
1502 W Columbia Ter	0.50mi	4/2.0	1,508 (-5%)	9mo	$131,000	$87	57
1404 N Amber Pl	0.37mi	3/1.5 (-1)	1,792 (+13%)	1mo	$175,000	$98	54
1102 N Institute Pl	0.50mi	3/1.5 (-1)	1,681 (+6%)	9mo	$189,900	$113	52
1211 N Ellis St	0.26mi	5/2.0 (+1)	1,383 (-13%)	9mo	$93,000	$67	50
725 W Spring Hollow Ln	0.67mi	3/2.0 (-1)	1,714 (+8%)	4mo	$169,500	$99	43
1829 N Bigelow St	0.65mi	3/1.0 (-1)	1,450 (-9%)	9mo	$100,000	$69	43
2011 N Bigelow St	0.72mi	3/2.0 (-1)	1,475 (-7%)	8mo	$46,000	$31	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-609
• Equity at exit: $17,892

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $23,917
• Equity at exit: $10,375

Cash invested: $33,600 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$629
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $295

Break-even live

Break-even rent $1,146

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	0.33mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.64mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	43d	1	0.79mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	13d	1	0.89mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	43d	1	0.94mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	0.95mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	0.96mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.06mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	43d	1	1.08mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	1.20mi
100 Walnut St Unit 402 Peoria, IL	3.0	2.0	1464	$2,400	$1.64	21d	1	1.40mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	43d	1	1.42mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	43d	1	1.42mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.47mi

Listing history 16 events

1. 2026-04-19
   status Pending
2. 2026-03-29
   price $120,000
3. 2026-02-23
   price $125,000
4. 2026-02-16
   listed $130,000 Active
5. 2023-07-27
   soldstatus $115,000 Closed 897-char remark

   Show marketing remark (897 chars)

   Experience the captivating allure of this 1940s gem firsthand. Step inside this charming two-story, four-bedroom home that has been tastefully updated with new flooring and fresh paint throughout. The house boasts an open floor plan, enhancing the sense of space, with the kitchen at the center. Prepare to be wowed by the fully remodeled bathroom, featuring exquisite tile work and a smart mirror. Cozy up in the den with a wood-burning stove and enjoy the convenience of a built-in bookcase. Relax on the back porch with its delightful brick floor or entertain on the spacious 20 x 20 deck in the backyard. Unleash the potential of the once-amazing backyard and bring it back to its former glory. Stay comfortable year-round with the newer furnace and AC. Don't miss the opportunity to see this timeless treasure—schedule a viewing today and be captivated by the charm of this 1940s home.

6. 2023-07-27
   soldstatus $115,000

   Show marketing remark (897 chars)

   Experience the captivating allure of this 1940s gem firsthand. Step inside this charming two-story, four-bedroom home that has been tastefully updated with new flooring and fresh paint throughout. The house boasts an open floor plan, enhancing the sense of space, with the kitchen at the center. Prepare to be wowed by the fully remodeled bathroom, featuring exquisite tile work and a smart mirror. Cozy up in the den with a wood-burning stove and enjoy the convenience of a built-in bookcase. Relax on the back porch with its delightful brick floor or entertain on the spacious 20 x 20 deck in the backyard. Unleash the potential of the once-amazing backyard and bring it back to its former glory. Stay comfortable year-round with the newer furnace and AC. Don't miss the opportunity to see this timeless treasure—schedule a viewing today and be captivated by the charm of this 1940s home.

7. 2023-06-17
   status Pending 897-char remark

   Show marketing remark (897 chars)

   Experience the captivating allure of this 1940s gem firsthand. Step inside this charming two-story, four-bedroom home that has been tastefully updated with new flooring and fresh paint throughout. The house boasts an open floor plan, enhancing the sense of space, with the kitchen at the center. Prepare to be wowed by the fully remodeled bathroom, featuring exquisite tile work and a smart mirror. Cozy up in the den with a wood-burning stove and enjoy the convenience of a built-in bookcase. Relax on the back porch with its delightful brick floor or entertain on the spacious 20 x 20 deck in the backyard. Unleash the potential of the once-amazing backyard and bring it back to its former glory. Stay comfortable year-round with the newer furnace and AC. Don't miss the opportunity to see this timeless treasure—schedule a viewing today and be captivated by the charm of this 1940s home.

8. 2023-06-09
   listed $115,000 Active 897-char remark

   Show marketing remark (897 chars)

   Experience the captivating allure of this 1940s gem firsthand. Step inside this charming two-story, four-bedroom home that has been tastefully updated with new flooring and fresh paint throughout. The house boasts an open floor plan, enhancing the sense of space, with the kitchen at the center. Prepare to be wowed by the fully remodeled bathroom, featuring exquisite tile work and a smart mirror. Cozy up in the den with a wood-burning stove and enjoy the convenience of a built-in bookcase. Relax on the back porch with its delightful brick floor or entertain on the spacious 20 x 20 deck in the backyard. Unleash the potential of the once-amazing backyard and bring it back to its former glory. Stay comfortable year-round with the newer furnace and AC. Don't miss the opportunity to see this timeless treasure—schedule a viewing today and be captivated by the charm of this 1940s home.

9. 2023-01-27
   soldstatus $37,000 Closed 159-char remark

   Show marketing remark (159 chars)

   Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

10. 2022-12-29
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

11. 2022-12-19
    price $39,900 159-char remark

    Show marketing remark (159 chars)

    Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

12. 2022-12-07
    price $42,500 159-char remark

    Show marketing remark (159 chars)

    Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

13. 2022-11-23
    price $44,900 159-char remark

    Show marketing remark (159 chars)

    Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

14. 2022-11-11
    listed $49,900 Active 159-char remark

    Show marketing remark (159 chars)

    Large 4Bed ready for cosmetic and finishing touches. Newer furnace and AC. Landscaping needs done but a good solid house with great bones. Investors take note!

15. 2017-07-21
    soldstatus $68,000
16. 2016-06-22
    listed $74,900

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,717 · $226/mo
• Expected delta: +$7/yr (+$1/mo · 0.2%)

ⓘ 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: $18,225
• − Mortgage interest: −$6,722
• − Property taxes: −$2,711
• − Insurance: −$600
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,491
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,107/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• 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

+60.2% since first listed

16 events — show timeline

• 2026-04-19 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-29 Price Changed $120,000 RMLSA as Distributed by MLS Grid
• 2026-02-23 Price Changed $125,000 RMLSA as Distributed by MLS Grid
• 2026-02-16 Listed $130,000 RMLSA as Distributed by MLS Grid
• 2023-07-27 Sold (Public Records) $115,000 Public Records
• 2023-07-27 Sold (MLS) $115,000 RMLSA as Distributed by MLS Grid
• 2023-06-17 Pending — RMLSA as Distributed by MLS Grid
• 2023-06-09 Listed $115,000 RMLSA as Distributed by MLS Grid
• 2023-01-27 Sold (MLS) $37,000 RMLSA as Distributed by MLS Grid
• 2022-12-29 Pending — RMLSA as Distributed by MLS Grid
• 2022-12-19 Price Changed $39,900 RMLSA as Distributed by MLS Grid
• 2022-12-07 Price Changed $42,500 RMLSA as Distributed by MLS Grid
• 2022-11-23 Price Changed $44,900 RMLSA as Distributed by MLS Grid
• 2022-11-11 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2017-07-21 Sold (MLS) $68,000 RMLSA as Distributed by MLS Grid
• 2016-06-22 Listed $74,900 RMLSA as Distributed by MLS Grid

Property tax history

+16.9%/yr

Latest (2024): $2,711 · +126.3% YoY. Source: county tax records.