624 E Wilson Ave · Peoria, IL 61603

$80,000

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 79 Days on market

Built 1956 0.28 ac lot $83/sqft · 8% below area Est $87k · 8% 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 +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Auction listing Property is being sold occupied. No showings allowed. Do not approach occupant or go on the property. Listing agent has never been in the property. All information is taken from tax records. BUYER CANNOT REPRESENT HIM/HERSELF IN A PURCHASE AND COLLECT A BROKER COMMISSION, REGARDLESS OF WHETHER PURCHASE IS MADE AS AN INDIVIDUAL OR AS PART OR WHOLE OWNER OF AN ENTITY. All offers from interested buyers must be entered online at www.auction.com.this property require a minimum Earnest Money Deposit of 1% of the Purchase Price or $1,000, whichever is greater. Property is occupied. Online bidding will begin on 05/4/2026 and ends on 05/6/2026.

Key facts

• 0.28 acre lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+3.5%/yr); 104 active listings in the ZIP; 19 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).
• This rent runs 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.41% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $86,571
• List price: $80,000
• Delta: -7.59%
• 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
624 E Paris Ave	0.11mi	2/1.0	1,074 (+11%)	2mo	$67,000	$62	74
718 E London Ave	0.08mi	2/1.0	1,103 (+14%)	1mo	$67,000	$61	71
3120 N Linnhill Ct	0.64mi	2/1.0	962 (-0%)	0mo	$139,900	$145	70
924 E Maywood Ave	0.48mi	2/1.0	1,000 (+4%)	3mo	$70,000	$70	69
1317 E Elmhurst Ave	0.63mi	2/1.0	918 (-5%)	2mo	$44,000	$48	61
2710 N California Ave	0.63mi	2/1.0	908 (-6%)	1mo	$35,100	$39	60
315 E Elmhurst Ave	0.37mi	3/1.5 (+1)	1,046 (+8%)	1mo	$111,000	$106	60
705 E Cox Ave	0.46mi	3/1.0 (+1)	897 (-7%)	2mo	$125,000	$139	60
709 E Cox Ave	0.46mi	3/1.0 (+1)	888 (-8%)	2mo	$75,000	$84	59
222 E Odell Pl	0.40mi	3/1.0 (+1)	1,088 (+13%)	1mo	$98,000	$90	54
1002 E Willcox Ave	0.61mi	3/2.0 (+1)	1,023 (+6%)	1mo	$89,000	$87	52
2809 N California Ave	0.59mi	1/1.0 (-1)	856 (-11%)	3mo	$25,000	$29	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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $8,823
• Equity at exit: $11,928

10-year hold

• IRR: 19.5%
• Equity multiple: 2.67×
• Total profit: $37,399
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$420
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $333

Break-even live

Break-even rent $710

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• 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	43d	1	0.57mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	43d	1	0.65mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	0.74mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	0.80mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	0.82mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	0.84mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	0.93mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	1.14mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.18mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	43d	1	1.22mi
4809 Knoxville Ave Apt 3D Peoria, IL	1.0	1.0	775	$775	$1.00	21d	1	1.25mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	13d	1	1.25mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	1.25mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	43d	1	1.26mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	1.35mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.39mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	1.39mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	43d	1	1.42mi
5106 N Glen Elm Dr Peoria Heights, IL	2.0	1.0	1008	$2,400	$2.38	13d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 79 DOM
2. 2026-06-18
   days on market $80,000 Active 78 DOM
3. 2026-06-17
   days on market $80,000 Active 77 DOM
4. 2026-06-16
   days on market $80,000 Active 76 DOM
5. 2026-06-15
   days on market $80,000 Active 75 DOM
6. 2026-06-14
   days on market $80,000 Active 73 DOM
7. 2026-06-13
   days on market $80,000 Active 72 DOM
8. 2026-06-10
   days on market $80,000 Active 70 DOM
9. 2026-06-09
   days on market $80,000 Active 69 DOM
10. 2026-06-08
    days on market $80,000 Active 68 DOM
11. 2026-06-07
    days on market $80,000 Active 67 DOM
12. 2026-06-03
    days on market $80,000 Active 63 DOM
13. 2026-06-02
    days on market $80,000 Active 62 DOM
14. 2026-06-01
    days on market $80,000 Active 61 DOM
15. 2026-05-31
    days on market $80,000 Active 60 DOM
16. 2026-05-30
    days on market $80,000 Active 59 DOM
17. 2026-03-31
    listed $80,000 Active 659-char remark

    Show marketing remark (659 chars)

    Auction listing Property is being sold occupied. No showings allowed. Do not approach occupant or go on the property. Listing agent has never been in the property. All information is taken from tax records. BUYER CANNOT REPRESENT HIM/HERSELF IN A PURCHASE AND COLLECT A BROKER COMMISSION, REGARDLESS OF WHETHER PURCHASE IS MADE AS AN INDIVIDUAL OR AS PART OR WHOLE OWNER OF AN ENTITY. All offers from interested buyers must be entered online at www.auction.com.this property require a minimum Earnest Money Deposit of 1% of the Purchase Price or $1,000, whichever is greater. Property is occupied. Online bidding will begin on 05/4/2026 and ends on 05/6/2026.

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$258/yr (+$22/mo · 19.9%)

ⓘ 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: $13,581
• − Mortgage interest: −$4,481
• − Property taxes: −$1,300
• − Insurance: −$400
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,327
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,299/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

• 2026-03-31 Listed $80,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $1,300 · +12.6% YoY. Source: county tax records.