314 E Archer Ave · Peoria, IL 61603

$69,900

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 109 Days on market

Built 1900 7,405 sqft lot $51/sqft · 20% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

**Investor Alert - This Beautifully Remodeled Home Is Ready to Generate Income!** Here's your chance to snag a turnkey investment property with a proven rental history of $1260/ month. This charming 3 bedroom home has remodeled interior that is sure to please! Step inside and you'll immediately notice the brand-new luxury vinyl plank flooring and fresh paint flowing throughout the main floor, creating a clean, modern aesthetic. The living room features an arched opening that leads into a generously sized dining room, both adorned with classic crown molding that adds a touch of sophistication. The kitchen and bathroom have been completely renovated, offering a fresh feel that tenants will love. The primary bedroom offers a decorative fireplace that serves as a focal point, while new drywall with knockdown texture gives every room a polished finish. New interior doors and light fixtures as well. Downstairs, you'll find laundry hookups and a basement accessible through cellar doors off the back of the home as well as from the kitchen-offering flexible storage and utility space. Practical upgrades include a new gas water heater and several updated water lines. Outside, a covered front porch provides the perfect spot to unwind after a long day. With immediate possession available, convenient access to public transit and nearby schools, this property is move-in ready. Schedule your private showing today! Home to be sold as is.

Key facts

• Remodeled interior
• Fresh paint
• Arched opening

Tags

• REMODELED INTERIOR
• LUXURY VINYL PLANK FLOORING
• FRESH PAINT
• ARCHED OPENING
• CROWN MOLDING
• COMPLETELY RENOVATED KITCHEN

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 $370 ($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: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.5% 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: Lincoln School (math 0% / reading 2%, grade F, #2,052 of 2,056 statewide, top 100%, 727 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); 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.
• Zoned-school proficiency averages 29% at this address vs 12% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $483 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 + 3.5% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $16k; list at $70k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.49% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (median comp): $42,021
• List price: $69,900
• Delta: 66.34%
• 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
2635 N Peoria Ave	0.29mi	3/1.0	1,366 (+1%)	2mo	$93,000	$68	83
829 E Mcclure Ave	0.43mi	2/1.0 (-1)	1,412 (+4%)	1mo	$35,000	$25	68
308 E Corrington Ave	0.41mi	2/1.0 (-1)	1,284 (-5%)	2mo	$94,600	$74	65
309 W Hanssler PI	0.50mi	3/1.0	1,468 (+8%)	1mo	$25,000	$17	62
2206 N Wisconsin Ave	0.34mi	3/2.0	1,217 (-10%)	0mo	$30,000	$25	62
524 W Hanssler Pl	0.65mi	3/1.5	1,405 (+4%)	2mo	$74,000	$53	60
2223 N Sheridan Rd	0.70mi	3/1.0	1,412 (+4%)	1mo	$53,000	$38	60
1016 E Virginia Ave	0.56mi	3/2.5	1,427 (+5%)	1mo	$83,000	$58	59
714 E Kansas St	0.41mi	3/1.5	1,538 (+13%)	2mo	$26,666	$17	55
908 E Behrends Ave	0.62mi	3/1.5	1,240 (-9%)	1mo	$65,000	$52	54
510 W Gift Ave	0.60mi	3/1.0	1,224 (-10%)	2mo	$115,575	$94	54
1620 N Wisconsin Ave	0.71mi	3/1.5	1,488 (+10%)	1mo	$90,000	$60	48

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $12,752
• Equity at exit: $10,422

10-year hold

• IRR: 25.0%
• Equity multiple: 3.23×
• Total profit: $43,579
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$367
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $370

Break-even live

Break-even rent $574

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $410	-5% $390	+0% $370	+5% $350	+10% $330
Rent	-10% $288	-5% $329	+0% $370	+5% $411	+10% $452
Rate	-1.0pp $405	-0.5pp $388	base $370	+0.5pp $352	+1.0pp $333

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	15d	1	0.03mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	15d	1	0.20mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	45d	1	0.20mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	15d	1	0.50mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	15d	1	0.68mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	0.81mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	45d	1	0.84mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	45d	1	0.90mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	0.93mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	45d	1	1.03mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	15d	1	1.09mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	15d	1	1.16mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	45d	1	1.21mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	1.26mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	15d	1	1.30mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	15d	1	1.39mi
526 Fairholm Ave Peoria, IL	3.0	2.0	1174	$925	$0.79	45d	1	1.46mi

Listing history 20 events

1. 2026-06-22
   days on market $69,900 Active 109 DOM
2. 2026-06-19
   days on market $69,900 Active 107 DOM
3. 2026-06-18
   days on market $69,900 Active 106 DOM
4. 2026-06-17
   days on market $69,900 Active 105 DOM
5. 2026-06-16
   days on market $69,900 Active 104 DOM
6. 2026-06-15
   days on market $69,900 Active 103 DOM
7. 2026-06-14
   days on market $69,900 Active 101 DOM
8. 2026-06-13
   days on market $69,900 Active 100 DOM
9. 2026-06-10
   days on market $69,900 Active 98 DOM
10. 2026-06-09
    days on market $69,900 Active 97 DOM
11. 2026-06-08
    days on market $69,900 Active 96 DOM
12. 2026-06-07
    days on market $69,900 Active 95 DOM
13. 2026-06-03
    days on market $69,900 Active 91 DOM
14. 2026-06-02
    days on market $69,900 Active 90 DOM
15. 2026-06-01
    days on market $69,900 Active 89 DOM
16. 2026-05-31
    days on market $69,900 Active 88 DOM
17. 2026-05-30
    days on market $69,900 Active 87 DOM
18. 2026-03-03
    listed $69,900 Active 1444-char remark

    Show marketing remark (1444 chars)

    **Investor Alert - This Beautifully Remodeled Home Is Ready to Generate Income!** Here's your chance to snag a turnkey investment property with a proven rental history of $1260/ month. This charming 3 bedroom home has remodeled interior that is sure to please! Step inside and you'll immediately notice the brand-new luxury vinyl plank flooring and fresh paint flowing throughout the main floor, creating a clean, modern aesthetic. The living room features an arched opening that leads into a generously sized dining room, both adorned with classic crown molding that adds a touch of sophistication. The kitchen and bathroom have been completely renovated, offering a fresh feel that tenants will love. The primary bedroom offers a decorative fireplace that serves as a focal point, while new drywall with knockdown texture gives every room a polished finish. New interior doors and light fixtures as well. Downstairs, you'll find laundry hookups and a basement accessible through cellar doors off the back of the home as well as from the kitchen-offering flexible storage and utility space. Practical upgrades include a new gas water heater and several updated water lines. Outside, a covered front porch provides the perfect spot to unwind after a long day. With immediate possession available, convenient access to public transit and nearby schools, this property is move-in ready. Schedule your private showing today! Home to be sold as is.

19. 2002-10-31
    soldstatus $15,750 101-char remark

    Show marketing remark (101 chars)

    SPECIAL ADDENDUMS TO BE SIGNED. GOOD INVESTMENT FOR FIXER UPPER. SOLD AS IS BANK REPO.NEEDS SOME TLC.

20. 2002-08-18
    listed $18,900 101-char remark

    Show marketing remark (101 chars)

    SPECIAL ADDENDUMS TO BE SIGNED. GOOD INVESTMENT FOR FIXER UPPER. SOLD AS IS BANK REPO.NEEDS SOME TLC.

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$447/yr (+$37/mo · 64.5%)

ⓘ 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: $12,508
• − Mortgage interest: −$3,915
• − Property taxes: −$693
• − Insurance: −$350
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,033
• Taxable income: $3,515
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $3,596/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

+269.8% since first listed

3 events — show timeline

• 2026-03-03 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2002-10-31 Sold (MLS) $15,750 RMLSA as Distributed by MLS Grid
• 2002-08-18 Listed $18,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2024): $693 · +4.8% YoY. Source: county tax records.