2036 W Richwoods Blvd · Peoria, IL 61604

$98,000

2 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 311 Days on market

Built 1939 $66/sqft · 8% below area Est $105k · 6% under

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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 +26.5/30.0
• ARV discount +10.3/15.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT 2 BEDROOM HOME WITH POSSIBLE 3RD BEDROOM. HOME HAS LARGE OPEN AREA WITH HIGH CEILINGS. CORNER LOT AND GREAT POTENTIAL. CLOSE TO INTERSTATE, PARKS, GROCERY STORES, AND RESTAURANTS. SOLD 'AS-IS'!

Key facts

• Close to parks
• High ceilings
• Large open area

Tags

• LARGE OPEN AREA
• HIGH CEILINGS
• CORNER LOT
• CLOSE TO INTERSTATE
• CLOSE TO PARKS
• CLOSE TO GROCERY STORES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $678 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 311 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.
• Current owner paid $85k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.26% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $104,575
• List price: $98,000
• Delta: -6.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 W Richwoods Blvd	0.07mi	3/2.5 (+1)	1,420 (-5%)	6mo	$130,000	$92	77
1606 Circle Rd	0.50mi	3/2.0 (+1)	1,503 (+1%)	4mo	$137,000	$91	67
2202 W Tripp Ave	0.15mi	2/1.0	1,296 (-13%)	5mo	$31,000	$24	64
3021 N Mission Rd	0.35mi	3/2.0 (+1)	1,380 (-7%)	5mo	$88,000	$64	62
1413 W Gilbert Ave	0.70mi	2/2.0	1,428 (-4%)	3mo	$58,000	$41	59
1721 W Gilbert Ave	0.57mi	3/1.0 (+1)	1,469 (-1%)	6mo	$130,000	$88	57
3913 N Sterling Ave	0.56mi	3/2.0 (+1)	1,424 (-4%)	9mo	$144,000	$101	54
2416 W Overhill Rd	0.50mi	3/1.5 (+1)	1,407 (-5%)	9mo	$120,000	$85	53
1403 W Margaret Ave	0.66mi	3/1.0 (+1)	1,489 (+0%)	9mo	$67,500	$45	52
3421 N Rockwood Rd	0.42mi	3/1.0 (+1)	1,332 (-10%)	3mo	$145,900	$110	51
2625 N Victoria Ave	0.65mi	2/1.0	1,620 (+9%)	3mo	$103,000	$64	48
2303 W Westport Rd	0.59mi	3/2.0 (+1)	1,644 (+10%)	4mo	$174,000	$106	47

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-174
• Equity at exit: $14,612

10-year hold

• IRR: 8.8%
• Equity multiple: 1.65×
• Total profit: $17,808
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$514
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $260

Break-even live

Break-even rent $907

Max offer price $98,000

Occupancy floor 74%

Sensitivity live

Price	-10% $315	-5% $287	+0% $260	+5% $232	+10% $204
Rent	-10% $162	-5% $211	+0% $260	+5% $308	+10% $357
Rate	-1.0pp $309	-0.5pp $284	base $260	+0.5pp $234	+1.0pp $208

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	44d	1	0.24mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	14d	17	0.59mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	14d	1	0.69mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	14d	1	0.72mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	0.86mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	14d	3	0.87mi
1915 W Marlene Ave Unit B Peoria, IL	2.0	1.5	1200	$1,275	$1.06	22d	1	1.08mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	1.15mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	1.20mi
2020 W Glen Ave Peoria, IL	3.0	2.0	1320	$1,700	$1.29	14d	1	1.23mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.28mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	14d	1	1.28mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	22d	1	1.29mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	44d	1	1.31mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	22d	1	1.32mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.33mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.39mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,000	$1.25	14d	26	1.41mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	14d	1	1.48mi

Listing history 28 events

1. 2026-06-19
   days on market $98,000 Active 311 DOM
2. 2026-06-18
   days on market $98,000 Active 310 DOM
3. 2026-06-17
   days on market $98,000 Active 309 DOM
4. 2026-06-16
   days on market $98,000 Active 308 DOM
5. 2026-06-15
   days on market $98,000 Active 307 DOM
6. 2026-06-14
   days on market $98,000 Active 305 DOM
7. 2026-06-13
   days on market $98,000 Active 304 DOM
8. 2026-06-10
   days on market $98,000 Active 302 DOM
9. 2026-06-09
   days on market $98,000 Active 301 DOM
10. 2026-06-08
    days on market $98,000 Active 300 DOM
11. 2026-06-07
    days on market $98,000 Active 299 DOM
12. 2026-06-03
    days on market $98,000 Active 295 DOM
13. 2026-06-02
    pricedays on market $98,000 Active 294 DOM
14. 2026-06-01
    days on market $99,900 Active 293 DOM
15. 2026-05-31
    days on market $99,900 Active 292 DOM
16. 2026-05-30
    days on market $99,900 Active 291 DOM
17. 2025-11-22
    status Active 199-char remark

    Show marketing remark (199 chars)

    GREAT 2 BEDROOM HOME WITH POSSIBLE 3RD BEDROOM. HOME HAS LARGE OPEN AREA WITH HIGH CEILINGS. CORNER LOT AND GREAT POTENTIAL. CLOSE TO INTERSTATE, PARKS, GROCERY STORES, AND RESTAURANTS. SOLD 'AS-IS'!

18. 2025-11-22
    price $99,900 199-char remark

    Show marketing remark (199 chars)

    GREAT 2 BEDROOM HOME WITH POSSIBLE 3RD BEDROOM. HOME HAS LARGE OPEN AREA WITH HIGH CEILINGS. CORNER LOT AND GREAT POTENTIAL. CLOSE TO INTERSTATE, PARKS, GROCERY STORES, AND RESTAURANTS. SOLD 'AS-IS'!

19. 2025-11-09
    historical Under Contract 199-char remark

    Show marketing remark (199 chars)

    GREAT 2 BEDROOM HOME WITH POSSIBLE 3RD BEDROOM. HOME HAS LARGE OPEN AREA WITH HIGH CEILINGS. CORNER LOT AND GREAT POTENTIAL. CLOSE TO INTERSTATE, PARKS, GROCERY STORES, AND RESTAURANTS. SOLD 'AS-IS'!

20. 2025-08-12
    listed $102,900 Active 199-char remark

    Show marketing remark (199 chars)

    GREAT 2 BEDROOM HOME WITH POSSIBLE 3RD BEDROOM. HOME HAS LARGE OPEN AREA WITH HIGH CEILINGS. CORNER LOT AND GREAT POTENTIAL. CLOSE TO INTERSTATE, PARKS, GROCERY STORES, AND RESTAURANTS. SOLD 'AS-IS'!

21. 2023-09-25
    soldstatus $85,000 Closed 176-char remark

    Show marketing remark (176 chars)

    Great investment opportunity, 2 bedroom, 2 full bathroom home. Possible 3 bedroom has bunk bed. Nice size corner lot. Same renters since 2011. Schedule a private showing today.

22. 2023-09-25
    soldstatus $85,000

    Show marketing remark (176 chars)

    Great investment opportunity, 2 bedroom, 2 full bathroom home. Possible 3 bedroom has bunk bed. Nice size corner lot. Same renters since 2011. Schedule a private showing today.

23. 2023-09-05
    historical Under Contract 176-char remark

    Show marketing remark (176 chars)

    Great investment opportunity, 2 bedroom, 2 full bathroom home. Possible 3 bedroom has bunk bed. Nice size corner lot. Same renters since 2011. Schedule a private showing today.

24. 2023-08-28
    status Active 176-char remark

    Show marketing remark (176 chars)

    Great investment opportunity, 2 bedroom, 2 full bathroom home. Possible 3 bedroom has bunk bed. Nice size corner lot. Same renters since 2011. Schedule a private showing today.

25. 2023-04-17
    listed $89,000 Active 176-char remark

    Show marketing remark (176 chars)

    Great investment opportunity, 2 bedroom, 2 full bathroom home. Possible 3 bedroom has bunk bed. Nice size corner lot. Same renters since 2011. Schedule a private showing today.

26. 2021-08-06
    historical
27. 2021-08-06
    historical
28. 2021-08-06
    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: $1,940 · $162/mo
• Projected year-2 tax: $2,082 · $174/mo
• Expected delta: +$142/yr (+$12/mo · 7.3%)

ⓘ 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: $14,824
• − Mortgage interest: −$5,490
• − Property taxes: −$1,940
• − Insurance: −$490
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,851
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,710/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

+12.2% since first listed

12 events — show timeline

• 2025-11-22 Relisted — RMLSA as Distributed by MLS Grid
• 2025-11-22 Price Changed $99,900 RMLSA as Distributed by MLS Grid
• 2025-11-09 Contingent — RMLSA as Distributed by MLS Grid
• 2025-08-12 Listed $102,900 RMLSA as Distributed by MLS Grid
• 2023-09-25 Sold (Public Records) $85,000 Public Records
• 2023-09-25 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2023-09-05 Contingent — RMLSA as Distributed by MLS Grid
• 2023-08-28 Relisted — RMLSA as Distributed by MLS Grid
• 2023-04-17 Listed $89,000 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $1,940 · -18.1% YoY. Source: county tax records.