820 W Virginia Ave · Peoria, IL 61604

$70,000

3 bd · 1.0 ba · 779 sqft · SingleFamily public records · 78 Days on market

Built 1940 7,500 sqft lot $90/sqft · 62% above area

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave, Peoria IL PA1265325 and 2317 W Hudson St, Peoria IL PA1265326. See associated docs for rental information.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $22k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.47% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $43,103
• List price: $70,000
• Delta: 62.40%
• 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
910 W Virginia Ave	0.06mi	2/1.0 (-1)	748 (-4%)	3mo	$60,000	$80	83
816 W Nowland Ave	0.18mi	2/1.0 (-1)	792 (+2%)	4mo	$74,000	$93	80
2318 N Flora Ave	0.32mi	2/1.0 (-1)	768 (-1%)	2mo	$90,000	$117	76
1017 W Gilbert Ave	0.33mi	2/1.0 (-1)	816 (+5%)	2mo	$20,000	$25	70
929 W Brons Ave	0.31mi	2/1.0 (-1)	736 (-6%)	2mo	$44,900	$61	70
2332 N Ellis St	0.25mi	2/1.0 (-1)	840 (+8%)	2mo	$24,000	$29	69
2318 N Ellis St	0.27mi	2/1.0 (-1)	842 (+8%)	3mo	$31,000	$37	67
2222 N Ellis St	0.32mi	2/1.0 (-1)	704 (-10%)	4mo	$35,000	$50	61
1214 W Brons Ave	0.41mi	2/1.0 (-1)	864 (+11%)	2mo	$34,900	$40	56
1126 W Gilbert Ave	0.37mi	2/1.0 (-1)	878 (+13%)	2mo	$89,900	$102	55
2124 N Bourland Ave	0.39mi	2/1.5 (-1)	864 (+11%)	4mo	$83,500	$97	53
400 W Corrington Ave	0.46mi	2/1.0 (-1)	888 (+14%)	4mo	$43,000	$48	47

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $6,715
• Equity at exit: $10,437

10-year hold

• IRR: 17.4%
• Equity multiple: 2.39×
• Total profit: $27,217
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$367
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $294

Break-even live

Break-even rent $657

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	43d	1	0.09mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	0.20mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	43d	1	0.26mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	43d	1	0.29mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.30mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	0.47mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	0.54mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	0.73mi
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	43d	1	1.14mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.21mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	43d	1	1.28mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	1.30mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.31mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	43d	1	1.32mi
911 N Sheridan Rd Unit a1 Peoria, IL	2.0	1.0	825	$850	$1.03	13d	1	1.36mi
911 N Sheridan Rd Unit A4 Peoria, IL	2.0	1.0	825	$850	$1.03	43d	1	1.36mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.37mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	13d	1	1.44mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	13d	17	1.45mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	43d	1	1.46mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $70,000 Active 78 DOM
2. 2026-06-18
   pricedays on market $70,000 Active 77 DOM
3. 2026-06-17
   remarks 285-char remark
4. 2026-06-17
   days on market $75,000 Active 76 DOM
5. 2026-06-16
   days on market $75,000 Active 75 DOM
6. 2026-06-15
   days on market $75,000 Active 74 DOM
7. 2026-06-14
   days on market $75,000 Active 72 DOM
8. 2026-06-13
   days on market $75,000 Active 71 DOM
9. 2026-06-10
   days on market $75,000 Active 69 DOM
10. 2026-06-09
    days on market $75,000 Active 68 DOM
11. 2026-06-08
    days on market $75,000 Active 67 DOM
12. 2026-06-07
    days on market $75,000 Active 66 DOM
13. 2026-06-03
    days on market $75,000 Active 62 DOM
14. 2026-06-02
    days on market $75,000 Active 61 DOM
15. 2026-06-01
    days on market $75,000 Active 60 DOM
16. 2026-05-31
    days on market $75,000 Active 59 DOM
17. 2026-05-30
    days on market $75,000 Active 58 DOM
18. 2026-05-18
    price $75,000 217-char remark

    Show marketing remark (217 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave, Peoria IL PA1265325 and 2317 W Hudson St, Peoria IL PA1265326. See associated docs for rental information.

19. 2026-04-10
    price $83,334 217-char remark

    Show marketing remark (217 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave, Peoria IL PA1265325 and 2317 W Hudson St, Peoria IL PA1265326. See associated docs for rental information.

20. 2026-04-02
    listed $91,668 Active 217-char remark

    Show marketing remark (217 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave, Peoria IL PA1265325 and 2317 W Hudson St, Peoria IL PA1265326. See associated docs for rental information.

21. 2023-06-26
    soldstatus $143,370
22. 2023-06-23
    soldstatus $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

23. 2023-05-24
    listed $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,530 · $128/mo
• Expected delta: +$59/yr (+$5/mo · 4.0%)

ⓘ 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: $12,351
• − Mortgage interest: −$3,921
• − Property taxes: −$1,472
• − Insurance: −$350
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,036
• Taxable income: $2,596
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $2,908/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): 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

+70.5% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-04-10 Price Changed $83,334 RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed $91,668 RMLSA as Distributed by MLS Grid
• 2023-06-26 Sold (Public Records) $143,370 Public Records
• 2023-06-23 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2023-05-24 Listed $44,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $1,472 · +4.8% YoY. Source: county tax records.