519 E Maywood Ave · Peoria, IL 61606

$39,900

1 bd · 1.0 ba · 816 sqft · SingleFamily public records · 126 Days on market

Built 1930 4,410 sqft lot $49/sqft · at area comps Est $42k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! Cozy 1bed ,1bath with a tenant paying $700.00/ mo in rent. Recent updates include a new refrigerator and a replaced furnace motor and control board. No interior photos to respect renter's personal property. Perfect for investors seeking immediate cash flow. 48 Hr notice for all showings.

Key facts

• New refrigerator
• Range repaired
• 4,410 sq ft lot

Tags

• NEW REFRIGERATOR
• RANGE REPAIRED
• FURNACE MOTOR REPLACED
• CONTROL BOARD REPLACED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: 33 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 32% of the median local income ($39k/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 $276 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 + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1930 — 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: 2.62% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.48%
• DSCR: 3.42
• GRM: 3.2

CMA / ARV

• ARV (median comp): $41,949
• List price: $39,900
• Delta: -4.88%
• 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
2809 N California Ave	0.13mi	1/1.0	856 (+5%)	3mo	$25,000	$29	84
2804 N Peoria Ave	0.21mi	2/1.0 (+1)	768 (-6%)	3mo	$60,000	$78	73
511 E Pasadena Ave	0.32mi	2/1.0 (+1)	840 (+3%)	6mo	$83,000	$99	70
2710 N California Ave	0.17mi	2/1.0 (+1)	908 (+11%)	1mo	$35,100	$39	68
410 E Melbourne Ave	0.10mi	2/1.0 (+1)	920 (+13%)	8mo	$72,500	$79	63
600 E Virginia Ave	0.34mi	1/1.0	720 (-12%)	4mo	$59,900	$83	61
1004 E Gift Ave	0.46mi	2/1.0 (+1)	872 (+7%)	8mo	$25,000	$29	56
720 E Gift Ave	0.30mi	2/1.0 (+1)	700 (-14%)	6mo	$72,500	$104	52
316 E Thrush Ave	0.63mi	2/1.0 (+1)	856 (+5%)	8mo	$47,000	$55	51
400 W Corrington Ave	0.58mi	2/1.0 (+1)	888 (+9%)	4mo	$43,000	$48	50
1217 E Melbourne Ave	0.59mi	2/1.0 (+1)	760 (-7%)	8mo	$62,500	$82	50
412 E Republic St	0.69mi	2/1.0 (+1)	925 (+13%)	1mo	$26,200	$28	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.32×
• Total profit: $25,882
• Equity at exit: $5,949

10-year hold

• IRR: 58.0%
• Equity multiple: 6.76×
• Total profit: $64,305
• Equity at exit: $3,450

Cash invested: $11,172 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$209
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $507

Break-even live

Break-even rent $402

Max offer price $39,900

Occupancy floor 46%

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: $9,975
• Closing costs: $1,197
• 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	43d	1	0.30mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.96mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	43d	1	1.02mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	43d	1	1.03mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	20d	1	1.13mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	1.13mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	1.19mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	1.19mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$850	$1.06	13d	4	1.23mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	13d	4	1.23mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	1.26mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	43d	1	1.27mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	1.29mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.42mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	20d	1	1.44mi

Listing history 34 events

1. 2026-06-19
   days on market $39,900 Active 126 DOM
2. 2026-06-18
   days on market $39,900 Active 125 DOM
3. 2026-06-17
   days on market $39,900 Active 124 DOM
4. 2026-06-16
   days on market $39,900 Active 123 DOM
5. 2026-06-15
   days on market $39,900 Active 122 DOM
6. 2026-06-14
   days on market $39,900 Active 120 DOM
7. 2026-06-13
   days on market $39,900 Active 119 DOM
8. 2026-06-10
   days on market $39,900 Active 117 DOM
9. 2026-06-09
   days on market $39,900 Active 116 DOM
10. 2026-06-08
    days on market $39,900 Active 115 DOM
11. 2026-06-07
    days on market $39,900 Active 114 DOM
12. 2026-06-03
    days on market $39,900 Active 110 DOM
13. 2026-06-02
    days on market $39,900 Active 109 DOM
14. 2026-06-01
    days on market $39,900 Active 108 DOM
15. 2026-05-31
    days on market $39,900 Active 107 DOM
16. 2026-05-30
    days on market $39,900 Active 106 DOM
17. 2026-02-10
    listed $39,900 Active 318-char remark

    Show marketing remark (318 chars)

    Great Investment Opportunity! Cozy 1bed ,1bath with a tenant paying $700.00/ mo in rent. Recent updates include a new refrigerator and a replaced furnace motor and control board. No interior photos to respect renter's personal property. Perfect for investors seeking immediate cash flow. 48 Hr notice for all showings.

18. 2025-08-01
    soldstatus $37,000 Closed 218-char remark

    Show marketing remark (218 chars)

    Attention investors! Great investment opportunity to add to your portfolio - this 1 bed 1 bath home in Peoria is currently tenant occupied paying $700 a month. This property is current net operating income is $7,048.00

19. 2025-06-30
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Attention investors! Great investment opportunity to add to your portfolio - this 1 bed 1 bath home in Peoria is currently tenant occupied paying $700 a month. This property is current net operating income is $7,048.00

20. 2025-04-18
    price $38,900 218-char remark

    Show marketing remark (218 chars)

    Attention investors! Great investment opportunity to add to your portfolio - this 1 bed 1 bath home in Peoria is currently tenant occupied paying $700 a month. This property is current net operating income is $7,048.00

21. 2025-03-24
    listed $39,900 Active 218-char remark

    Show marketing remark (218 chars)

    Attention investors! Great investment opportunity to add to your portfolio - this 1 bed 1 bath home in Peoria is currently tenant occupied paying $700 a month. This property is current net operating income is $7,048.00

22. 2025-03-19
    historical
23. 2024-12-13
    price
24. 2024-11-18
    listed Active
25. 2023-02-10
    soldstatus $32,000
26. 2023-01-27
    listed $32,000
27. 2022-01-20
    price $700
28. 2021-11-12
    soldstatus $18,900
29. 2021-09-21
    listed $19,900
30. 2021-08-06
    historical
31. 2019-04-08
    soldstatus $25,000
32. 2003-06-27
    soldstatus $28,000
33. 2003-06-26
    soldstatus $28,000
34. 2003-05-13
    listed $28,900

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 6/10 Major FEMA zone X · 71% 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: $12,532
• − Mortgage interest: −$2,235
• − Property taxes: −$1,104
• − Insurance: −$200
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,161
• Taxable income: $5,828
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $4,688/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• Rent YoY: —
• 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

+38.1% since first listed

18 events — show timeline

• 2026-02-10 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2025-08-01 Sold (MLS) $37,000 RMLSA as Distributed by MLS Grid
• 2025-06-30 Pending — RMLSA as Distributed by MLS Grid
• 2025-04-18 Price Changed $38,900 RMLSA as Distributed by MLS Grid
• 2025-03-24 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2025-03-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-12-13 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-11-18 Listed — RMLSA as Distributed by MLS Grid
• 2023-02-10 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2023-01-27 Listed $32,000 RMLSA as Distributed by MLS Grid
• 2022-01-20 Price Changed $700 RENT.
• 2021-11-12 Sold (MLS) $18,900 RMLSA as Distributed by MLS Grid
• 2021-09-21 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-04-08 Sold (Public Records) $25,000 Public Records
• 2003-06-27 Sold (Public Records) $28,000 Public Records
• 2003-06-26 Sold (MLS) $28,000 RMLSA as Distributed by MLS Grid
• 2003-05-13 Listed $28,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2024): $1,104 · +4.8% YoY. Source: county tax records.