4211 N Brookmont Rd · Peoria, IL 61614

$175,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 15 Days on market

Built 1950 0.27 ac lot Est $155k · 13% 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 +6.8/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +1.6/15.0
• DSCR +1.1/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon No Showings Allowed

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• HOA & community: No association fee reported

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; Shingle roof; Built in 1950
• Construction: Shingle roof; Built in 1950
• Exterior features: Corner lot; Lot dimensions approximately 117.6 x 47.2 x 52.8 x 108.6 x 107

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms total; Main level primary bedroom approx. 13 x 12 with hardwood flooring and egress window; Main level bedroom approx. 11 x 11 with carpet and egress window; Basement bedroom approx. 13 x 10 with carpet (no egress window)
• Flooring: Hardwood in primary bedroom; Carpet in two bedrooms; Laminate in living room and main areas; Tile in basement rec room
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, partially finished basement; Two fireplaces (living room and recreation room) with gas starter and wood burning
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.4% below list).
• Recommended offer: $127k (27.2% below list) — sets the bar for cash-flow.

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); 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.
• Zoned-school proficiency averages 43% at this address vs 12% district-wide (+30 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 37% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,362 (27.2% 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 1950 — 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: 0.74% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $154,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Barrington Rd	0.11mi	2/2.0 (-1)	1,260 (+5%)	3mo	$150,000	$119	79
4135 N Chelsea Pl	0.18mi	2/1.0 (-1)	1,160 (-3%)	6mo	$157,000	$135	72
223 W Wynnwood Dr	0.25mi	3/1.0	1,150 (-4%)	7mo	$171,000	$149	72
4117 N Devon Ln	0.29mi	3/2.0	1,309 (+9%)	2mo	$220,000	$168	70
327 W Barrington Rd	0.15mi	3/1.0	1,084 (-10%)	8mo	$140,000	$129	66
610 W Ridgemont Rd	0.35mi	2/1.5 (-1)	1,248 (+4%)	6mo	$213,000	$171	65
4710 N Edgebrook Dr	0.46mi	3/1.0	1,130 (-6%)	6mo	$154,900	$137	60
725 W Purtscher Dr	0.45mi	3/1.0	1,080 (-10%)	1mo	$129,500	$120	58
814 W Ridge Rd	0.56mi	3/1.5	1,094 (-9%)	6mo	$133,000	$122	52
817 W Ridge Rd	0.55mi	3/1.0	1,069 (-11%)	5mo	$119,500	$112	48
4021 N Boulevard Ave	0.65mi	3/2.0	1,340 (+12%)	3mo	$112,500	$84	48
513 E Moneta Ave	0.55mi	2/1.0 (-1)	1,335 (+11%)	2mo	$169,000	$127	45

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: -21.9%
• Equity multiple: 0.21×
• Total profit: $-38,655
• Equity at exit: $26,093

10-year hold

• IRR: -6.4%
• Equity multiple: 0.50×
• Total profit: $-24,505
• Equity at exit: $15,131

Cash invested: $49,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$918
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-270

Break-even live

Break-even rent $1,630

Max offer price $127,362

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-220	+0% $-270	+5% $-319	+10% $-369
Rent	-10% $-371	-5% $-321	+0% $-270	+5% $-219	+10% $-168
Rate	-1.0pp $-182	-0.5pp $-225	base $-270	+0.5pp $-315	+1.0pp $-361

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	15d	9	0.21mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	15d	1	0.32mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	15d	1	0.45mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	46d	1	0.51mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	15d	4	0.52mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	15d	1	0.60mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	23d	1	0.67mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	46d	1	0.79mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	15d	1	0.82mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	15d	1	0.88mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	15d	1	0.93mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	23d	1	1.00mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	46d	1	1.06mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	46d	1	1.07mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	46d	1	1.17mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	15d	17	1.24mi
1915 W Marlene Ave Unit B Peoria, IL	2.0	1.5	1200	$1,275	$1.06	23d	1	1.44mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	15d	1	1.46mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	46d	1	1.47mi

Listing history 13 events

1. 2026-06-22
   days on market $175,000 Coming Soon 15 DOM
2. 2026-06-19
   days on market $175,000 Coming Soon 13 DOM
3. 2026-06-18
   days on market $175,000 Coming Soon 12 DOM
4. 2026-06-17
   days on market $175,000 Coming Soon 11 DOM
5. 2026-06-16
   days on market $175,000 Coming Soon 10 DOM
6. 2026-06-15
   days on market $175,000 Coming Soon 9 DOM
7. 2026-06-14
   days on market $175,000 Coming Soon 7 DOM
8. 2026-06-13
   days on market $175,000 Coming Soon 6 DOM
9. 2026-06-10
   days on market $175,000 Coming Soon 4 DOM
10. 2026-06-09
    days on market $175,000 Coming Soon 3 DOM
11. 2026-06-08
    days on market $175,000 Coming Soon 2 DOM
12. 2026-06-07
    remarks 31-char remark
13. 2026-06-07
    listed $175,000 Coming Soon 1 DOM

ⓘ 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: $3,565 · $297/mo
• Projected year-2 tax: $3,769 · $314/mo
• Expected delta: +$204/yr (+$17/mo · 5.7%)

ⓘ 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,464
• − Mortgage interest: −$9,803
• − Property taxes: −$3,565
• − Insurance: −$875
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$5,091
• Taxable loss: −$6,344
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $-1,713/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

+46.0% since first listed

13 events — show timeline

• 2026-06-06 Coming Soon $175,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-09-17 Sold (Public Records) $125,000 Public Records
• 2020-09-16 Sold (MLS) $125,000 MRED as Distributed by MLS Grid
• 2020-09-16 Sold (MLS) $125,000 RMLSA as Distributed by MLS Grid
• 2020-07-22 Listed $127,900 MRED as Distributed by MLS Grid
• 2020-07-22 Listed $127,900 RMLSA as Distributed by MLS Grid
• 2012-05-24 Sold (Public Records) $121,000 Public Records
• 2012-05-18 Sold (MLS) $121,000 RMLSA as Distributed by MLS Grid
• 2012-01-27 Listed $132,900 RMLSA as Distributed by MLS Grid
• 2000-12-15 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2000-09-09 Listed $119,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $3,565 · +30.1% YoY. Source: county tax records.