1006 N Parkside Dr · Peoria, IL 61606

$80,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 137 Days on market

Built 1889 2,400 sqft lot $51/sqft · 41% below area Est $141k · 43% under ↓ 15% since listing

---

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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

Key facts

• Green space views
• Washer dryer
• 2,400 sq ft lot

Tags

• GREEN SPACE VIEWS
• OUTDOOR RECREATION ACCESS
• PARKING ACCOMMODATIONS
• BSMT BATHROOM REMODEL
• WASHER DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 33 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $1,562/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 620% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1889 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.90%
• DSCR: 2.38
• GRM: 4.3

CMA / ARV

• ARV (median comp): $140,720
• List price: $80,000
• Delta: -43.15%
• 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
2026 W Heading Ave	0.33mi	3/2.0	1,565 (-0%)	0mo	$137,500	$88	84
1713 W Barker Ave	0.39mi	3/2.0	1,452 (-8%)	1mo	$75,000	$52	69
1502 W Columbia Ter	0.26mi	4/2.0 (+1)	1,508 (-4%)	9mo	$131,000	$87	69
2106 W Heading Ave	0.36mi	3/2.5	1,476 (-6%)	5mo	$102,000	$69	67
2111 W Laura Ave	0.37mi	4/2.0 (+1)	1,477 (-6%)	8mo	$140,000	$95	60
1328 N Broadway St	0.72mi	4/1.0 (+1)	1,596 (+2%)	1mo	$120,000	$75	54
2309 W Kellogg Ave	0.67mi	3/2.0	1,710 (+9%)	6mo	$125,000	$73	49
1112 W Columbia Ter	0.49mi	4/1.0 (+1)	1,726 (+10%)	5mo	$114,000	$66	48
2211 W Clarke Ave	0.50mi	2/2.0 (-1)	1,764 (+12%)	6mo	$120,000	$68	46
1801 W Ayres Ave	0.52mi	4/2.0 (+1)	1,804 (+15%)	3mo	$152,500	$85	44
1808 W Fredonia Ave	0.36mi	4/1.0 (+1)	1,340 (-15%)	8mo	$48,000	$36	43
816 W Columbia Ter	0.74mi	3/1.0	1,347 (-14%)	3mo	$38,000	$28	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.07×
• Total profit: $23,864
• Equity at exit: $11,928

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $68,445
• Equity at exit: $6,917

Cash invested: $22,400 (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 61606

• Home prices YoY: -34.0%
• Active inventory: 33
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$420
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $577

Break-even live

Break-even rent $831

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $622	-5% $599	+0% $577	+5% $554	+10% $532
Rent	-10% $453	-5% $515	+0% $577	+5% $639	+10% $700
Rate	-1.0pp $617	-0.5pp $597	base $577	+0.5pp $556	+1.0pp $535

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	44d	1	0.08mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	0.31mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	44d	1	0.47mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	44d	1	0.78mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	14d	1	0.78mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	14d	1	0.79mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	0.82mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	0.98mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	1.04mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	44d	1	1.04mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	44d	1	1.05mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	1.17mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.40mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	44d	1	1.42mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	1.43mi
2847 W Howett St Peoria, IL	3.0	2.0	2000	$1,150	$0.57	44d	1	1.43mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.49mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	1.50mi

Listing history 12 events

1. 2026-03-29
   price $80,000 783-char remark

   Show marketing remark (783 chars)

   Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

2. 2026-03-29
   status Active 783-char remark

   Show marketing remark (783 chars)

   Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

3. 2026-02-16
   status Pending 783-char remark

   Show marketing remark (783 chars)

   Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

4. 2025-12-12
   price $99,900 783-char remark

   Show marketing remark (783 chars)

   Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

5. 2025-12-02
   listed $110,000 Active 783-char remark

   Show marketing remark (783 chars)

   Discover this 4-bedroom, 2-bathroom home that perfectly balances comfort with smart investment potential. Rental potential of $1,500 monthly, this property offers an attractive opportunity for both owner-occupants and savvy investors. Located in a charming neighborhood directly across from Laura Bradley Park, you'll enjoy peaceful green space views and easy outdoor recreation access. The proximity to Bradley University's campus creates a consistently strong rental market, making this an ideal investment for those seeking reliable income streams. Parking accommodations ensure residents and guests have convenient vehicle access, adding to the property's practical appeal. Washer/Dryer '22. Bsmt bathroom remodel '22. Refrigerator '25. Furnace/ AC '20 Appliances are sold as is.

6. 2022-09-15
   soldstatus $90,000
7. 2017-09-29
   soldstatus $50,000 400-char remark

   Show marketing remark (400 chars)

   Excellent location in The Uplands across from Bradley Park. Beautiful oak floors and leaded glass windows. Den off master bedroom. Spacious 3rd floor with 4th bedroom. Great as a rental with parking in back. Convenient to Bradley University campus. Lovely view of park. (240 of upper level sq ft is on 3rd floor.) Recently rented for $999/month. All measurements are approximate & not guaranteed.

8. 2016-03-16
   listed $64,900 400-char remark

   Show marketing remark (400 chars)

   Excellent location in The Uplands across from Bradley Park. Beautiful oak floors and leaded glass windows. Den off master bedroom. Spacious 3rd floor with 4th bedroom. Great as a rental with parking in back. Convenient to Bradley University campus. Lovely view of park. (240 of upper level sq ft is on 3rd floor.) Recently rented for $999/month. All measurements are approximate & not guaranteed.

9. 2015-04-29
   historical
10. 2004-08-12
    soldstatus $85,000
11. 2004-08-10
    soldstatus $85,000
12. 2004-06-04
    listed $94,500

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $2,448 · $204/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 6/10 Major FEMA zone X · 72% 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: $18,740
• − Mortgage interest: −$4,481
• − Property taxes: −$2,448
• − Insurance: −$400
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,327
• Taxable income: $6,085
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,462/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): 6,684
• Household income: $39,196
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 620.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -85.67%
• Current HPI: 166.329
• 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

-15.3% since first listed

12 events — show timeline

• 2026-03-29 Price Changed $80,000 RMLSA as Distributed by MLS Grid
• 2026-03-29 Relisted — RMLSA as Distributed by MLS Grid
• 2026-02-16 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-12 Price Changed $99,900 RMLSA as Distributed by MLS Grid
• 2025-12-02 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2022-09-15 Sold (Public Records) $90,000 Public Records
• 2017-09-29 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2016-03-16 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2015-04-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2004-08-12 Sold (Public Records) $85,000 Public Records
• 2004-08-10 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2004-06-04 Listed $94,500 RMLSA as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2024): $2,448 · +6.9% YoY. Source: county tax records.