2316 W Wiswall St · Peoria, IL 61605

$30,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 569 Days on market

Built 1900 0.26 ac lot Est $24k · 27% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks

This bungalow-style home, with 3 bedrooms and 1 bath, a detached huge car garage. Whether you're looking to move in or invest, this property is a great opportunity. It is available for individual purchase or as part of a package deal with other property (2506 W Humboldt St). If you're looking to expand your portfolio or start something new, this could be the perfect fit. Don’t miss the chance to make this property yours!

Key facts

• 0.26 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction; Built in 1900
• Construction: Shingle roof; Partial basement (existing foundation)
• Exterior features: Level lot; Lot dimensions approximately 90 x 124

Interior

• Kitchen: Tile flooring in kitchen
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in bedrooms; Tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.4% 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.
• 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: Manual High School (math 2% / reading 2%, grade F, #659 of 693 statewide, top 100%, 656 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.
• Market conditions: 42 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $1,003/mo this rent would consume 46% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $397 of equity ($207 loan paydown + $190 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 569 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 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 1900 — 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: 3.34% ✓
• Cap rate: 28.42%
• Cash-on-cash: 79.04%
• DSCR: 4.52
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $23,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 W Antoinette St	0.32mi	2/1.0 (-1)	924 (+1%)	2mo	$57,500	$62	76
2506 W Humboldt St	0.59mi	3/1.0	908 (-0%)	2mo	$10,000	$11	70
2123 W Antoinette St	0.20mi	2/1.0 (-1)	1,036 (+14%)	1mo	$22,000	$21	62
1404 S Arago St	0.51mi	3/—	828 (-9%)	2mo	$2,500	$3	60
2211 W Butler St	0.29mi	2/1.0 (-1)	796 (-13%)	2mo	$27,500	$35	58
1500 S Westmoreland Ave	0.57mi	3/1.0	820 (-10%)	4mo	$8,500	$10	53
1800 W Martin St	0.61mi	2/1.0 (-1)	968 (+6%)	5mo	$25,000	$26	53
2507 W Moss Ave	0.73mi	2/1.0 (-1)	944 (+4%)	3mo	$120,000	$127	52
801 S Warren St	0.59mi	3/1.0	1,026 (+12%)	4mo	$11,000	$11	48
1200 S Matthew St	0.67mi	2/1.0 (-1)	980 (+8%)	5mo	$49,500	$51	47
3021 W Malone St	0.69mi	2/1.0 (-1)	1,000 (+10%)	1mo	$17,000	$17	46
1713 W Smith St	0.69mi	2/1.0 (-1)	1,009 (+11%)	4mo	$35,250	$35	41

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: 81.8%
• Equity multiple: 5.20×
• Total profit: $35,299
• Equity at exit: $9,672

10-year hold

• IRR: 82.9%
• Equity multiple: 10.67×
• Total profit: $81,239
• Equity at exit: $12,424

Cash invested: $8,400 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$157
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $553

Break-even live

Break-even rent $303

Max offer price $30,000

Occupancy floor 40%

Sensitivity live

Price	-10% $570	-5% $562	+0% $553	+5% $545	+10% $536
Rent	-10% $474	-5% $514	+0% $553	+5% $593	+10% $633
Rate	-1.0pp $568	-0.5pp $561	base $553	+0.5pp $546	+1.0pp $538

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.18mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	0.29mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	0.37mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.37mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.45mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	0.53mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	45d	1	0.56mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.58mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	0.61mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.66mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	0.67mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.67mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	0.70mi
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	14d	1	0.72mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.03mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	1.05mi
1220 W John H Gwynn Jr Ave Peoria, IL	2.0	1.0	853	$745	$0.87	22d	1	1.12mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	1.16mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.40mi

Listing history 11 events

1. 2026-05-31
   days on market $30,000 Active 569 DOM
2. 2026-05-30
   statusdays on market $30,000 Active 568 DOM
3. 2026-03-26
   historical Under Contract
4. 2025-12-09
   price $30,000
5. 2025-09-29
   price $35,000
6. 2025-06-29
   price $40,900
7. 2025-01-06
   price $41,000
8. 2024-11-28
   price $46,000
9. 2024-11-07
   listed $51,000 Active
10. 2023-09-19
    soldstatus $25,000
11. 2014-12-19
    soldstatus $93,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 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: $12,035
• − Mortgage interest: −$1,680
• − Property taxes: −$830
• − Insurance: −$150
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$873
• Taxable income: $6,576
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $5,061/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

-67.7% since first listed

9 events — show timeline

• 2026-03-26 Contingent — RMLSA as Distributed by MLS Grid
• 2025-12-09 Price Changed $30,000 RMLSA as Distributed by MLS Grid
• 2025-09-29 Price Changed $35,000 RMLSA as Distributed by MLS Grid
• 2025-06-29 Price Changed $40,900 RMLSA as Distributed by MLS Grid
• 2025-01-06 Price Changed $41,000 RMLSA as Distributed by MLS Grid
• 2024-11-28 Price Changed $46,000 RMLSA as Distributed by MLS Grid
• 2024-11-07 Listed $51,000 RMLSA as Distributed by MLS Grid
• 2023-09-19 Sold (Public Records) $25,000 Public Records
• 2014-12-19 Sold (Public Records) $93,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $830 · +4.7% YoY. Source: county tax records.