3309 N Stanley St · Peoria, IL 61604

$49,900

2 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 56 Days on market

Built 1950 6,534 sqft lot $49/sqft · 32% below area Est $70k · 29% 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 +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This property offers strong potential for rental income, renovation, or resale. Whether you're looking to expand your portfolio or start investing, this home provides a solid foundation with value-add potential. Convenient location and endless possibilities make this a must-see for investors.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 130
• HOA & community: No association fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1 story (primary living on main level)
• Construction: Shingle roof; Built in 1950
• Exterior features: Level lot

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet in bedrooms and living areas; Vinyl in kitchen and dining area
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: 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 (+2.3%/yr); 180 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 2.24% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 3.7

CMA / ARV

• ARV (median comp): $69,874
• List price: $49,900
• Delta: -28.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3023 N Golf Dr	0.26mi	2/1.0	954 (-6%)	4mo	$79,000	$83	75
2040 W Hudson St	0.27mi	3/1.0 (+1)	999 (-1%)	12mo	$110,000	$110	70
3510 N Elmcroft Ter	0.27mi	3/1.0 (+1)	1,092 (+8%)	1mo	$136,000	$125	69
2226 W Albany Ave	0.14mi	3/1.0 (+1)	1,091 (+8%)	11mo	$125,222	$115	66
3131 N Western Ave	0.46mi	3/1.5 (+1)	1,056 (+4%)	4mo	$94,900	$90	62
2033 W Forrest Hill Ave	0.30mi	2/1.0	912 (-10%)	10mo	$79,900	$88	61
2530 N Victoria Ave	0.59mi	3/2.0 (+1)	1,040 (+3%)	3mo	$119,500	$115	57
4011 N Sterling Ave	0.60mi	3/1.5 (+1)	1,040 (+3%)	5mo	$105,000	$101	56
2227 W Westport Rd	0.63mi	3/1.0 (+1)	1,056 (+4%)	10mo	$140,000	$133	50
2214 W Overbrook Dr	0.45mi	3/1.0 (+1)	1,152 (+14%)	2mo	$140,000	$122	50
2916 N Golf Dr	0.37mi	3/1.0 (+1)	1,152 (+14%)	10mo	$113,900	$99	46
2021 W Newman Pkwy	0.69mi	3/1.0 (+1)	1,118 (+10%)	8mo	$159,900	$143	39

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: 36.5%
• Equity multiple: 2.54×
• Total profit: $21,459
• Equity at exit: $7,440

10-year hold

• IRR: 42.8%
• Equity multiple: 4.92×
• Total profit: $54,729
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$262
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $475

Break-even live

Break-even rent $515

Max offer price $49,900

Occupancy floor 52%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	43d	1	0.30mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	13d	1	0.31mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	43d	1	0.31mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	0.33mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	0.58mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	13d	3	0.59mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	13d	3	0.69mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	13d	17	0.84mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	0.92mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	13d	1	0.96mi
3438 W Villa Rdg Unit A Peoria, IL	2.0	1.5	874	$1,200	$1.37	21d	1	0.97mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	26	1.10mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	1.15mi
1915 W Marlene Ave Unit B Peoria, IL	2.0	1.5	1200	$1,275	$1.06	21d	1	1.22mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.30mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	1.33mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.33mi
2020 W Glen Ave Peoria, IL	3.0	2.0	1320	$1,700	$1.29	13d	1	1.35mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.42mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.47mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.47mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	43d	1	1.48mi

Listing history 24 events

1. 2026-06-19
   days on market $49,900 Active 56 DOM
2. 2026-06-18
   days on market $49,900 Active 55 DOM
3. 2026-06-17
   days on market $49,900 Active 54 DOM
4. 2026-06-16
   days on market $49,900 Active 53 DOM
5. 2026-06-15
   days on market $49,900 Active 52 DOM
6. 2026-06-14
   days on market $49,900 Active 50 DOM
7. 2026-06-13
   days on market $49,900 Active 49 DOM
8. 2026-06-10
   days on market $49,900 Active 47 DOM
9. 2026-06-09
   days on market $49,900 Active 46 DOM
10. 2026-06-08
    days on market $49,900 Active 45 DOM
11. 2026-06-07
    days on market $49,900 Active 44 DOM
12. 2026-06-03
    days on market $49,900 Active 40 DOM
13. 2026-06-02
    days on market $49,900 Active 39 DOM
14. 2026-06-01
    days on market $49,900 Active 38 DOM
15. 2026-05-31
    days on market $49,900 Active 37 DOM
16. 2026-05-30
    days on market $49,900 Active 36 DOM
17. 2026-04-24
    listed $49,900 Active 323-char remark
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2006-08-02
    soldstatus $55,000
21. 2006-07-28
    soldstatus $55,000
22. 2006-05-29
    listed $59,900
23. 2000-11-22
    soldstatus $43,500
24. 2000-10-18
    listed $44,900

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $1,494 · $124/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: $13,401
• − Mortgage interest: −$2,795
• − Property taxes: −$1,494
• − Insurance: −$250
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,452
• Taxable income: $5,267
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,439/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
• 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

+11.1% since first listed

8 events — show timeline

• 2026-04-24 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2006-08-02 Sold (Public Records) $55,000 Public Records
• 2006-07-28 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2006-05-29 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2000-11-22 Sold (MLS) $43,500 RMLSA as Distributed by MLS Grid
• 2000-10-18 Listed $44,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,494 · +6.5% YoY. Source: county tax records.