2417 W Ann St · Peoria, IL 61605

$44,900

2 bd · 1.0 ba · 686 sqft · SingleFamily public records · 158 Days on market

Built 1948 4,791 sqft lot $65/sqft · 60% above area ↓ 10% since listing

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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 +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY! CURRENTLY RENTED GENERATING 7,200 YEARLY GROSS INCOME! COZY 2 BEDROOM RANCH HOME WITH A GALLEY KITCHEN! PARTIAL BASEMENT OFFERS AMPLE STORAGE SPACE. START OR CONTINUE TO BUILD YOUR INVESTMENT PORTFOLIO TODAY! Current rent is believed to be below market compared to similar rentals in the area offering potential upside for buyers

Key facts

• Ample storage space
• Galley kitchen
• 4,791 sq ft lot

Tags

• GALLEY KITCHEN
• AMPLE STORAGE SPACE

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 $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 42% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $594 of equity ($310 loan paydown + $284 appreciation (0.6% 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 (0.6% appreciation + 3.0% 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 158 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1948 — 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: 2.07% ✓
• Cap rate: 17.32%
• Cash-on-cash: 39.38%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (median comp): $28,132
• List price: $44,900
• Delta: 59.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 W Proctor St	0.16mi	2/1.0	672 (-2%)	4mo	$39,500	$59	86
2414 W Lincoln Ave	0.10mi	2/1.0	660 (-4%)	7mo	$46,500	$70	83
3000 Wiswall St	0.44mi	2/1.0	676 (-2%)	1mo	$32,000	$47	76
2106 W Wiswall St	0.28mi	2/1.0	672 (-2%)	9mo	$21,000	$31	76
2322 W Marquette St	0.23mi	2/1.0	768 (+12%)	2mo	$33,000	$43	68
2725 W Lincoln Ave	0.28mi	2/1.0	770 (+12%)	2mo	$32,100	$42	65
2213 W Wiswall St	0.18mi	2/1.0	784 (+14%)	8mo	$42,000	$54	61
3214 W Proctor Pl	0.67mi	2/1.0	720 (+5%)	5mo	$37,000	$51	56
2607 W Humboldt St	0.52mi	3/1.0 (+1)	740 (+8%)	3mo	$35,000	$47	55
1509 S Western Ave	0.70mi	1/1.0 (-1)	720 (+5%)	8mo	$12,000	$17	47
2616 W Fremont St	0.61mi	2/1.0	760 (+11%)	9mo	$52,000	$68	46
120 S Cedar Ave	0.65mi	1/1.0 (-1)	600 (-12%)	8mo	$64,900	$108	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.10×
• Total profit: $26,339
• Equity at exit: $14,476

10-year hold

• IRR: 43.7%
• Equity multiple: 6.12×
• Total profit: $64,321
• Equity at exit: $18,595

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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$235
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $413

Break-even live

Break-even rent $407

Max offer price $44,900

Occupancy floor 51%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	21d	1	0.36mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	43d	1	0.38mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	13d	3	0.38mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	13d	1	0.78mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	21d	1	1.31mi

Listing history 21 events

1. 2026-06-19
   days on market $44,900 Active 158 DOM
2. 2026-06-18
   days on market $44,900 Active 157 DOM
3. 2026-06-17
   days on market $44,900 Active 156 DOM
4. 2026-06-16
   days on market $44,900 Active 155 DOM
5. 2026-06-15
   days on market $44,900 Active 154 DOM
6. 2026-06-14
   days on market $44,900 Active 152 DOM
7. 2026-06-13
   days on market $44,900 Active 151 DOM
8. 2026-06-10
   days on market $44,900 Active 149 DOM
9. 2026-06-09
   days on market $44,900 Active 148 DOM
10. 2026-06-08
    days on market $44,900 Active 147 DOM
11. 2026-06-07
    days on market $44,900 Active 146 DOM
12. 2026-06-03
    days on market $44,900 Active 142 DOM
13. 2026-06-02
    days on market $44,900 Active 141 DOM
14. 2026-06-01
    days on market $44,900 Active 140 DOM
15. 2026-05-31
    days on market $44,900 Active 139 DOM
16. 2026-05-30
    days on market $44,900 Active 138 DOM
17. 2026-04-01
    price $44,900 359-char remark

    Show marketing remark (359 chars)

    GREAT INVESTMENT OPPORTUNITY! CURRENTLY RENTED GENERATING 7,200 YEARLY GROSS INCOME! COZY 2 BEDROOM RANCH HOME WITH A GALLEY KITCHEN! PARTIAL BASEMENT OFFERS AMPLE STORAGE SPACE. START OR CONTINUE TO BUILD YOUR INVESTMENT PORTFOLIO TODAY! Current rent is believed to be below market compared to similar rentals in the area offering potential upside for buyers

18. 2026-01-12
    listed $49,900 Active 359-char remark

    Show marketing remark (359 chars)

    GREAT INVESTMENT OPPORTUNITY! CURRENTLY RENTED GENERATING 7,200 YEARLY GROSS INCOME! COZY 2 BEDROOM RANCH HOME WITH A GALLEY KITCHEN! PARTIAL BASEMENT OFFERS AMPLE STORAGE SPACE. START OR CONTINUE TO BUILD YOUR INVESTMENT PORTFOLIO TODAY! Current rent is believed to be below market compared to similar rentals in the area offering potential upside for buyers

19. 2025-12-17
    historical
20. 2025-11-03
    historical
21. 2025-09-25
    listed Active

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$104/yr (+$9/mo · 12.9%)

ⓘ 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: $11,154
• − Mortgage interest: −$2,515
• − Property taxes: −$810
• − Insurance: −$224
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,306
• Taxable income: $4,513
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $3,868/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• 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

-10.0% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $44,900 RMLSA as Distributed by MLS Grid
• 2026-01-12 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-25 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $810 · +4.8% YoY. Source: county tax records.