9720 W Knox St · Peoria, IL 61528-9512

$119,900

2 bd · 1.0 ba · 821 sqft · SingleFamily public records · 5 Days on market

Built 1850 10,260 sqft lot

---

Why this score? — see what drove the C- 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 9720 N Knox! This 1 BR, 1 BA Home has been Completely Remodeled and is Ready to Call Home! Updates Include a New Addition, New Electrical Service (100 Amp), New Appliances, Paint, Flooring, Windows, Doors and Trim. Don't Forget the Large 24x11 Carport off of the Side of the 2-Car Garage! Schedule your Private Showing Today!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1850

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.6% below list).
• Recommended offer: $113k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, crime F.
• Brimfield CUSD 309 (rural): math 47% / reading 47% proficiency, ranked #67 of 620 in IL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Brimfield High School (math 34% / reading 44%, grade F, #88 of 693 statewide, top 14%, 209 students, 0% FRL).
• Market conditions: 1 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $77k; list at $120k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,182 (5.6% below list)

Questions for the listing agent

1. Built in 1850 — 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: 0.94% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $22,133
• Equity at exit: $53,912

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $67,986
• Equity at exit: $83,085

Cash invested: $33,572 (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 61528-9512

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $121

Break-even live

Break-even rent $979

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   listed $119,900 Active
3. 2026-04-13
   historical $119,900
4. 2019-08-01
   soldstatus $77,000
5. 2019-07-30
   soldstatus $77,000 340-char remark

   Show marketing remark (340 chars)

   Welcome to 9720 N Knox! This 1 BR, 1 BA Home has been Completely Remodeled and is Ready to Call Home! Updates Include a New Addition, New Electrical Service (100 Amp), New Appliances, Paint, Flooring, Windows, Doors and Trim. Don't Forget the Large 24x11 Carport off of the Side of the 2-Car Garage! Schedule your Private Showing Today!

6. 2019-05-07
   listed $84,000 340-char remark

   Show marketing remark (340 chars)

   Welcome to 9720 N Knox! This 1 BR, 1 BA Home has been Completely Remodeled and is Ready to Call Home! Updates Include a New Addition, New Electrical Service (100 Amp), New Appliances, Paint, Flooring, Windows, Doors and Trim. Don't Forget the Large 24x11 Carport off of the Side of the 2-Car Garage! Schedule your Private Showing Today!

7. 2013-08-02
   soldstatus $30,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$794/yr (+$66/mo · 70.1%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,582
• − Mortgage interest: −$6,716
• − Property taxes: −$1,133
• − Insurance: −$600
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$3,488
• Taxable loss: −$528
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,579/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: Brimfield CUSD 309
• NCES district ID: 1707200
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $71,774
• Composite: 42.39/100
• National rank: #3237
• State rank: #67 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+299.7% since first listed

7 events — show timeline

• 2026-04-20 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-15 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2026-04-13 Coming Soon $119,900 RMLSA as Distributed by MLS Grid
• 2019-08-01 Sold (Public Records) $77,000 Public Records
• 2019-07-30 Sold (MLS) $77,000 RMLSA as Distributed by MLS Grid
• 2019-05-07 Listed $84,000 RMLSA as Distributed by MLS Grid
• 2013-08-02 Sold (Public Records) $30,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $1,133 · +16.2% YoY. Source: county tax records.