1128 E Maywood Ave · Peoria, IL 61603

$100,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 22 Days on market

Built 1965 3,920 sqft lot Est $77k · 30% over

---

Why this score? — see what drove the D 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 1128 Maywood Avenue. This 2 Bedroom Home Situated on a Corner Lot w/ 2 Car Garage, Patio & Fenced Yard. The Spacious Living Rm Features 2 Sets of Corner Windows Insulated Exterior Door w/ Half Moon Decorative Glass & Ceiling Fan. The Formal Dining Area has Exterior Access to the East Side Yard with Insulated Exterior Door, Lighted Ceiling Fan & Opens into the Stainless Steel Applainced Kitchen Featuring Corner Sink Overlooking Exterior Window, Dishwasher, Abundance of Counter Space & Cabinetry w/ Access to Insulated Exterior Door to Leading to West Side Yard. Large Main Floor Laundry Just off Kitchen w/ Washer, Dryer, Water Softner, & Water Heat

Key facts

• Fenced yard
• Corner lot
• 3,920 sq ft lot

Tags

• CORNER LOT
• FENCED YARD
• INSULATED EXTERIOR DOOR
• STAINLESS STEEL APPLIANCES
• ABUNDANCE OF COUNTER SPACE
• LARGE BUILT-IN LINEN CABINET

Property features AI

Exterior

• Parking: Detached 2-car garage; On-street parking; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1965; 1,100 total building area
• Construction: Shingle roof; Partial crawl space basement
• Exterior features: Shed(s); Fenced yard; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Bedroom 1 on main level (vinyl flooring, egress window, approx. 13.01 x 11.06); Bedroom 2 on main level (carpet, egress window, approx. 16 x 9.03)
• Flooring: Carpet in living/dining/bed areas; Vinyl in bedroom 1 and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating; Gas water heater
• Interior features: Bar; Cable available; Ceiling fan(s); High-speed internet; Water softener (owned)
• Laundry & utility: Washer; Dryer; Separate laundry room (approx. 10.03 x 9.04)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Hines Primary School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 435 students, 0% FRL); Von Steuben Middle School (math 0% / reading 0%, grade F, #665 of 665 statewide, top 100%, 269 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.
• Market conditions: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $691 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 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $77,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1235 E Seneca Pl	0.16mi	3/1.0 (+1)	1,062 (-4%)	3mo	$62,000	$58	79
924 E Maywood Ave	0.19mi	2/1.0	1,000 (-9%)	3mo	$70,000	$70	74
718 E London Ave	0.56mi	2/1.0	1,103 (+0%)	1mo	$67,000	$61	72
1002 E Willcox Ave	0.19mi	3/2.0 (+1)	1,023 (-7%)	1mo	$89,000	$87	70
1118 E London Ave	0.50mi	2/2.0	1,116 (+2%)	2mo	$139,900	$125	69
624 E Paris Ave	0.66mi	2/1.0	1,074 (-2%)	2mo	$67,000	$62	63
222 E Odell Pl	0.73mi	3/1.0 (+1)	1,088 (-1%)	1mo	$98,000	$90	58
2136 N Delaware St	0.64mi	3/1.0 (+1)	1,130 (+3%)	3mo	$47,500	$42	58
1015 E Fairoaks Ave	0.36mi	3/2.0 (+1)	1,200 (+9%)	3mo	$148,000	$123	57
315 E Elmhurst Ave	0.67mi	3/1.5 (+1)	1,046 (-5%)	1mo	$111,000	$106	52
2206 N Wisconsin Ave	0.64mi	3/2.0 (+1)	1,217 (+11%)	0mo	$30,000	$25	43
2709 N California Ave	0.62mi	3/1.0 (+1)	1,232 (+12%)	4mo	$78,400	$64	43

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,979
• Equity at exit: $14,910

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $7,260
• Equity at exit: $8,646

Cash invested: $28,000 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $137

Break-even live

Break-even rent $850

Max offer price $100,000

Occupancy floor 82%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.41mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	13d	1	0.63mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.67mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.82mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	0.83mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	44d	1	0.93mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	44d	1	0.99mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.02mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	1.20mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.25mi
905 E Marietta Ave Unit A Peoria Heights, IL	2.0	2.0	1200	$1,600	$1.33	13d	1	1.33mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	1.33mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	1.35mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.36mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	1.41mi

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Under Contract 22 DOM
2. 2026-06-18
   days on market $100,000 Under Contract 21 DOM
3. 2026-06-17
   days on market $100,000 Under Contract 20 DOM
4. 2026-06-16
   days on market $100,000 Under Contract 19 DOM
5. 2026-06-15
   days on market $100,000 Under Contract 18 DOM
6. 2026-06-14
   days on market $100,000 Under Contract 16 DOM
7. 2026-06-13
   days on market $100,000 Under Contract 15 DOM
8. 2026-06-10
   days on market $100,000 Under Contract 13 DOM
9. 2026-06-09
   days on market $100,000 Under Contract 12 DOM
10. 2026-06-08
    days on market $100,000 Under Contract 11 DOM
11. 2026-06-07
    statusdays on market $100,000 Under Contract 10 DOM
12. 2026-06-03
    days on market $100,000 Active 6 DOM
13. 2026-06-02
    days on market $100,000 Active 5 DOM
14. 2026-06-01
    days on market $100,000 Active 4 DOM
15. 2026-05-31
    days on market $100,000 Active 3 DOM
16. 2026-05-30
    days on market $100,000 Active 2 DOM
17. 2026-05-28
    listed $100,000 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: $1,269 · $106/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: +$500/yr (+$42/mo · 39.4%)

ⓘ 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: $12,283
• − Mortgage interest: −$5,602
• − Property taxes: −$1,269
• − Insurance: −$500
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,909
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,633/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

1 event — show timeline

• 2026-05-28 Listed $100,000 RMLSA as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2024): $1,269 · +12.8% YoY. Source: county tax records.