625 E Paris Ave · Peoria, IL 61603

$69,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 26 Days on market

Built 1930 Est $86k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

Key facts

• Built 1930
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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 (+3.5%/yr); 104 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k 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 + 3.5% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $43k; list at $70k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,457 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.06%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 E Paris Ave	0.03mi	2/1.0	1,074 (+12%)	2mo	$67,000	$62	77
718 E London Ave	0.12mi	2/1.0	1,103 (+15%)	1mo	$67,000	$61	68
705 E Cox Ave	0.32mi	3/1.0 (+1)	897 (-7%)	2mo	$125,000	$139	67
3120 N Linnhill Ct	0.71mi	2/1.0	962 (+0%)	0mo	$139,900	$145	66
709 E Cox Ave	0.32mi	3/1.0 (+1)	888 (-8%)	2mo	$75,000	$84	66
1317 E Elmhurst Ave	0.69mi	2/1.0	918 (-4%)	2mo	$44,000	$48	59
315 E Elmhurst Ave	0.48mi	3/1.5 (+1)	1,046 (+9%)	2mo	$111,000	$106	54
1216 E Rouse Ave	0.65mi	2/1.0	1,044 (+9%)	1mo	$164,000	$157	54
2811 N Wisconsin Ave	0.67mi	3/1.0 (+1)	892 (-7%)	1mo	$99,900	$112	51
222 E Odell Pl	0.50mi	3/1.0 (+1)	1,088 (+13%)	1mo	$98,000	$90	49
1002 E Willcox Ave	0.74mi	3/2.0 (+1)	1,023 (+7%)	1mo	$89,000	$87	45
2809 N California Ave	0.72mi	1/1.0 (-1)	856 (-11%)	3mo	$25,000	$29	41

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.73×
• Total profit: $14,193
• Equity at exit: $10,363

10-year hold

• IRR: 26.7%
• Equity multiple: 3.41×
• Total profit: $46,858
• Equity at exit: $6,009

Cash invested: $19,460 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$364
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $390

Break-even live

Break-even rent $649

Max offer price $69,500

Occupancy floor 61%

Sensitivity live

Price	-10% $430	-5% $410	+0% $390	+5% $371	+10% $351
Rent	-10% $300	-5% $345	+0% $390	+5% $435	+10% $480
Rate	-1.0pp $425	-0.5pp $408	base $390	+0.5pp $372	+1.0pp $354

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	45d	1	0.48mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	15d	1	0.60mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	15d	1	0.67mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	15d	9	0.70mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	15d	1	0.71mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	0.79mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	15d	1	0.81mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.12mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	22d	1	1.13mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	22d	1	1.13mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	15d	1	1.13mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	15d	4	1.13mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	45d	1	1.17mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	15d	1	1.27mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	15d	1	1.30mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	22d	1	1.34mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	45d	1	1.39mi
751 W Joan Ct Peoria, IL	2.0	2.0	1000	$1,150	$1.15	15d	1	1.44mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	15d	1	1.50mi

Listing history 30 events

1. 2026-06-22
   days on market $69,500 Active 26 DOM
2. 2026-06-19
   days on market $69,500 Active 24 DOM
3. 2026-06-18
   days on market $69,500 Active 23 DOM
4. 2026-06-17
   days on market $69,500 Active 22 DOM
5. 2026-06-16
   days on market $69,500 Active 21 DOM
6. 2026-06-15
   days on market $69,500 Active 20 DOM
7. 2026-06-14
   days on market $69,500 Active 18 DOM
8. 2026-06-13
   days on market $69,500 Active 17 DOM
9. 2026-06-10
   days on market $69,500 Active 15 DOM
10. 2026-06-09
    days on market $69,500 Active 14 DOM
11. 2026-06-08
    days on market $69,500 Active 13 DOM
12. 2026-06-07
    days on market $69,500 Active 12 DOM
13. 2026-06-03
    days on market $69,500 Active 8 DOM
14. 2026-06-02
    days on market $69,500 Active 7 DOM
15. 2026-06-01
    days on market $69,500 Active 6 DOM
16. 2026-05-31
    days on market $69,500 Active 5 DOM
17. 2026-05-30
    days on market $69,500 Active 4 DOM
18. 2026-05-26
    listed $69,500 Active
19. 2024-05-04
    historical $850
20. 2024-04-12
    listed $850
21. 2022-11-22
    soldstatus $43,000 Closed 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

22. 2022-11-03
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

23. 2022-09-28
    status Active 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

24. 2022-09-14
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

25. 2022-08-31
    status Active 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

26. 2022-07-22
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

27. 2022-07-20
    price $47,500 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

28. 2022-06-24
    listed $49,900 Active 363-char remark

    Show marketing remark (363 chars)

    Affordable 2-3 bedroom(3rd bedroom has no closet) in a convenient location near War Memorial/Wisconsin. Easy walk to many restaurants and grocery store. Amenities include; hardwood flooring, huge living room, updated bathroom, eat-in kitchen, main floor laundry, fenced yard, 1 car garage, full basement, immediate occupancy! Sold as-is. Agent owned. $47,500

29. 2022-05-21
    historical
30. 2021-08-05
    listed Active

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$74/yr (+$6/mo · 5.2%)

ⓘ 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: $13,713
• − Mortgage interest: −$3,893
• − Property taxes: −$1,430
• − Insurance: −$348
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,022
• Taxable income: $3,827
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,764/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+39.3% since first listed

13 events — show timeline

• 2026-05-26 Listed $69,500 FSBO.com
• 2024-05-04 Rental Removed $850 RENTLY
• 2024-04-12 Listed for Rent $850 RENTLY
• 2022-11-22 Sold (MLS) $43,000 RMLSA as Distributed by MLS Grid
• 2022-11-03 Pending — RMLSA as Distributed by MLS Grid
• 2022-09-28 Relisted — RMLSA as Distributed by MLS Grid
• 2022-09-14 Pending — RMLSA as Distributed by MLS Grid
• 2022-08-31 Relisted — RMLSA as Distributed by MLS Grid
• 2022-07-22 Pending — RMLSA as Distributed by MLS Grid
• 2022-07-20 Price Changed $47,500 RMLSA as Distributed by MLS Grid
• 2022-06-24 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2022-05-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-05 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $1,430 · +4.8% YoY. Source: county tax records.