2305 N Ellis St · Peoria, IL 61604

$36,000

2 bd · 1.0 ba · 878 sqft · SingleFamily public records · 179 Days on market

Built 1925 5,662 sqft lot $41/sqft · 10% below area Est $40k · 9% under

---

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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

RARE 30-PROPERTY PORTFOLIO! Instantly scale your real estate holdings with this incredible 30-property package. This portfolio is a prime value-add opportunity with massive upward income potential. Current rented properties provide income while you rehab the others.  Don’t miss out on this amazing opportunity.

Key facts

• 5,662 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $249 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.73% ✓
• Cap rate: 22.57%
• Cash-on-cash: 58.14%
• DSCR: 3.59
• GRM: 3.1

CMA / ARV

• ARV (median comp): $39,526
• List price: $36,000
• Delta: -8.92%
• 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
2332 N Ellis St	0.09mi	2/1.0	840 (-4%)	2mo	$24,000	$29	87
1214 W Brons Ave	0.47mi	2/1.0	864 (-2%)	2mo	$34,900	$40	74
1131 W Nowland Ave	0.44mi	1/1.0 (-1)	880 (+0%)	0mo	$53,500	$61	74
2318 N Flora Ave	0.10mi	2/1.0	768 (-12%)	2mo	$90,000	$117	72
1126 W Gilbert Ave	0.64mi	2/1.0	878 (0%)	2mo	$89,900	$102	68
1126 Thrush Ave	0.44mi	2/1.0	952 (+8%)	1mo	$62,500	$66	65
617 W Hanssler Pl	0.35mi	3/1.0 (+1)	952 (+8%)	2mo	$65,000	$68	63
1017 W Gilbert Ave	0.59mi	2/1.0	816 (-7%)	2mo	$20,000	$25	59
412 E Republic St	0.75mi	2/1.0	925 (+5%)	1mo	$26,200	$28	55
804 W Maywood Ave	0.52mi	3/1.0 (+1)	973 (+11%)	1mo	$134,000	$138	52
1631 N Dechman Ave	0.75mi	2/1.0	956 (+9%)	0mo	$30,000	$31	50
112 E Gift Ave	0.58mi	3/2.0 (+1)	971 (+11%)	2mo	$90,000	$93	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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 55.9%
• Equity multiple: 3.44×
• Total profit: $24,623
• Equity at exit: $5,368

10-year hold

• IRR: 60.6%
• Equity multiple: 6.84×
• Total profit: $58,871
• Equity at exit: $3,113

Cash invested: $10,080 (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: 3.1×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$189
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $488

Break-even live

Break-even rent $365

Max offer price $36,000

Occupancy floor 45%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.11mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	43d	1	0.15mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	0.22mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	43d	1	0.24mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	43d	1	0.36mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.51mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	0.69mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	0.73mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	13d	4	0.92mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	43d	1	0.95mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	43d	1	1.00mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	43d	1	1.15mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.16mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	43d	1	1.22mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.22mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	43d	1	1.23mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	1.35mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.35mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	43d	1	1.42mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.47mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	1.48mi

Listing history 11 events

1. 2026-03-07
   status Active 327-char remark

   Show marketing remark (327 chars)

   RARE 30-PROPERTY PORTFOLIO! Instantly scale your real estate holdings with this incredible 30-property package. This portfolio is a prime value-add opportunity with massive upward income potential. Current rented properties provide income while you rehab the others.  Don’t miss out on this amazing opportunity.

2. 2026-02-09
   status Pending 327-char remark

   Show marketing remark (327 chars)

   RARE 30-PROPERTY PORTFOLIO! Instantly scale your real estate holdings with this incredible 30-property package. This portfolio is a prime value-add opportunity with massive upward income potential. Current rented properties provide income while you rehab the others.  Don’t miss out on this amazing opportunity.

3. 2025-11-05
   listed $36,000 Active 327-char remark

   Show marketing remark (327 chars)

   RARE 30-PROPERTY PORTFOLIO! Instantly scale your real estate holdings with this incredible 30-property package. This portfolio is a prime value-add opportunity with massive upward income potential. Current rented properties provide income while you rehab the others.  Don’t miss out on this amazing opportunity.

4. 2024-06-16
   historical
5. 2024-02-27
   listed Active
6. 2021-08-06
   historical
7. 2011-08-02
   soldstatus $491,000
8. 2010-09-15
   soldstatus $132,000
9. 2010-09-09
   soldstatus $12,000
10. 2010-06-08
    listed $29,000
11. 1998-06-16
    soldstatus $29,500

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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: $11,802
• − Mortgage interest: −$2,017
• − Property taxes: −$1,018
• − Insurance: −$180
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,047
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $4,504/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

+22.0% since first listed

11 events — show timeline

• 2026-03-07 Relisted — RMLSA as Distributed by MLS Grid
• 2026-02-09 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-05 Listed $36,000 RMLSA as Distributed by MLS Grid
• 2024-06-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-02-27 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2011-08-02 Sold (Public Records) $491,000 Public Records
• 2010-09-15 Sold (Public Records) $132,000 Public Records
• 2010-09-09 Sold (MLS) $12,000 RMLSA as Distributed by MLS Grid
• 2010-06-08 Listed $29,000 RMLSA as Distributed by MLS Grid
• 1998-06-16 Sold (Public Records) $29,500 Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,018 · +4.8% YoY. Source: county tax records.