1207 E Frye Ave · Peoria, IL 61603

$44,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 25 Days on market

Built 1904 7,405 sqft lot Est $45k · 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 +7.7/15.0
• 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

Welcome home! This adorable single level two bedroom home boasts a fully fenced, sunny backyard, three season porch and cozy front room/sunroom. Just off prospect, it sits within walking distance to Glen Oak Park, and five minutes drive to either the heart of Peoria Heights or OSF. House comes fully applianced; all appliances are included but not warrantied. Home is offered in "as-is" condition. Schedule your showing today!

Key facts

• New furnace
• New water heater
• New electric panel

Tags

• FULLY FENCED SUNNY BACKYARD
• THREE SEASON BACK PORCH
• NEW ROOF
• NEW FURNACE
• NEW WATER HEATER
• NEW ELECTRIC PANEL

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof; Has a partial, unfinished basement; Built in 1904
• Construction: Original construction (not new)
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms (main level and upper/lower/additional levels listed); Each bedroom has hardwood flooring and egress windows on applicable rooms
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Window unit(s) for cooling
• Interior features: Cable available; Ceiling fan(s); High speed internet
• Laundry & utility: Main level laundry room with vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $45k).
• Recommended offer: $44k (1.5% 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 (+3.5%/yr); 104 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $310 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 + 3.5% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $45k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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: 2.05% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.60%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $45,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Caroline St	0.35mi	2/1.0	910 (-3%)	4mo	$49,000	$54	75
716 E Kansas St	0.41mi	2/1.0	896 (-5%)	2mo	$26,666	$30	71
412 E Republic St	0.56mi	2/1.0	925 (-2%)	1mo	$26,200	$28	70
223 NE Rock Island Ave	0.56mi	2/1.0	984 (+5%)	0mo	$25,000	$25	66
603 E Thrush Ave	0.51mi	3/1.0 (+1)	960 (+2%)	3mo	$30,000	$31	65
1305 NE Monroe St	0.58mi	2/1.0	1,042 (+11%)	1mo	$50,000	$48	54
632 Haungs Ave	0.70mi	2/1.5	1,005 (+7%)	1mo	$29,900	$30	53
2811 N Wisconsin Ave	0.70mi	3/1.0 (+1)	892 (-5%)	1mo	$99,900	$112	53
924 E Maywood Ave	0.72mi	2/1.0	1,000 (+6%)	3mo	$70,000	$70	53
1002 E Willcox Ave	0.59mi	3/2.0 (+1)	1,023 (+9%)	1mo	$89,000	$87	48
2507 NE Madison Ave	0.74mi	3/1.0 (+1)	1,000 (+6%)	3mo	$24,000	$24	48
1235 E Seneca Pl	0.54mi	3/1.0 (+1)	1,062 (+13%)	3mo	$62,000	$58	46

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: 37.6%
• Equity multiple: 2.61×
• Total profit: $20,277
• Equity at exit: $6,695

10-year hold

• IRR: 44.4%
• Equity multiple: 5.33×
• Total profit: $54,458
• Equity at exit: $3,882

Cash invested: $12,572 (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: 4.1×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$235
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $425

Break-even live

Break-even rent $380

Max offer price $44,900

Occupancy floor 49%

Sensitivity live

Price	-10% $451	-5% $438	+0% $425	+5% $413	+10% $400
Rent	-10% $353	-5% $389	+0% $425	+5% $462	+10% $498
Rate	-1.0pp $448	-0.5pp $437	base $425	+0.5pp $414	+1.0pp $402

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	14d	1	0.03mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	45d	1	0.56mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	14d	1	0.57mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	14d	1	0.64mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.75mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	0.92mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	14d	1	1.29mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	45d	1	1.44mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	45d	1	1.48mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	1.49mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $44,900 Pending 25 DOM
2. 2026-06-13
   days on market $44,900 Active 24 DOM
3. 2026-06-10
   remarks 488-char remark
4. 2026-06-10
   listed $44,900 Active 22 DOM

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$231/yr (+$19/mo · 41.6%)

ⓘ 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: $11,026
• − Mortgage interest: −$2,515
• − Property taxes: −$556
• − Insurance: −$224
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,306
• Taxable income: $4,660
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $3,986/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

+258.6% since first listed

13 events — show timeline

• 2026-06-13 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-09 Relisted — RMLSA as Distributed by MLS Grid
• 2026-01-13 Price Changed $52,000 RMLSA as Distributed by MLS Grid
• 2026-01-09 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2023-05-24 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2023-04-17 Pending — RMLSA as Distributed by MLS Grid
• 2023-04-11 Price Changed $32,500 RMLSA as Distributed by MLS Grid
• 2023-01-02 Price Changed $35,500 RMLSA as Distributed by MLS Grid
• 2022-11-17 Price Changed $38,500 RMLSA as Distributed by MLS Grid
• 2022-10-20 Listed $42,000 RMLSA as Distributed by MLS Grid
• 2015-01-09 Sold (Public Records) $8,000 Public Records
• 2012-06-29 Sold (MLS) $12,000 RMLSA as Distributed by MLS Grid
• 2012-05-22 Listed $14,500 RMLSA as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $556 · -2.4% YoY. Source: county tax records.