901 E Wilson Ave · Peoria Heights, IL 61616

$65,000

1 bd · 1.0 ba · 674 sqft · SingleFamily public records · 54 Days on market

Built 1940 5,240 sqft lot $96/sqft · 17% below area Est $79k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity in Peoria Heights! This 1 bedroom, 1 bath rental is tenant-occupied and generating $1,000/month ($12,000 annually), offering approximately a 13% cap rate at the $65,000 list price. Features a low-maintenance layout in a convenient location near shopping and dining. Perfect for investors seeking an affordable, income-producing asset with immediate cash flow. Tenant owns washer and dryer, and maintains the yard.

Key facts

• Immediate cash flow
• Tenant occupied
• Convenient location

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• LOW MAINTENANCE LAYOUT
• CONVENIENT LOCATION
• INCOME PRODUCING ASSET
• IMMEDIATE CASH FLOW

Property features AI

Finance

• Other: Lot dimensions approx. 40 x 131
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1940; 1 story (multi-level interior indicated: main, upper, lower, basement, additional level)
• Construction: Shingle roof; Approximately 674 building area
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level — laminate flooring, approx. 14 x 7 ft
• Bedrooms: 1 bedroom (upper level) — approx. 17 x 11 ft, carpeted, egress window
• Flooring: Laminate flooring in main living areas; Carpet in bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Wall unit(s) for cooling/heating
• Interior features: No fireplace; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 8.5% in Peoria Heights — 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 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $31k; list at $65k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $78,664
• List price: $65,000
• Delta: -17.37%
• 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
1118 E Melbourne Ave	0.43mi	1/—	648 (-4%)	4mo	$12,500	$19	70
2709 N Springdale Ave	0.67mi	1/1.0	650 (-4%)	0mo	$83,000	$128	62
3824 N Ashton Ave	0.52mi	2/1.0 (+1)	676 (+0%)	10mo	$90,000	$133	62
3824 N Dayton Ave	0.62mi	2/1.0 (+1)	672 (-0%)	6mo	$65,000	$97	60
713 E Gift Ave	0.74mi	2/1.0 (+1)	676 (+0%)	7mo	$56,500	$84	54
4100 N Illinois Dr	0.51mi	2/1.0 (+1)	736 (+9%)	5mo	$77,000	$105	52
316 E Melbourne Ave	0.64mi	2/1.0 (+1)	616 (-9%)	1mo	$41,000	$67	50
1217 E Melbourne Ave	0.44mi	2/1.0 (+1)	760 (+13%)	8mo	$62,500	$82	47
729 E Seneca Pl	0.66mi	2/1.0 (+1)	620 (-8%)	5mo	$69,500	$112	47
1107 E Hines Ave	0.58mi	2/1.0 (+1)	620 (-8%)	10mo	$95,000	$153	46
301 E Ellington Dr	0.54mi	2/1.0 (+1)	751 (+11%)	10mo	$95,000	$126	42
3915 N Dayton Ave	0.62mi	2/1.0 (+1)	581 (-14%)	8mo	$60,000	$103	37

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $17,608
• Equity at exit: $9,692

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $51,581
• Equity at exit: $5,620

Cash invested: $18,200 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$341
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $442

Break-even live

Break-even rent $543

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $479	-5% $460	+0% $442	+5% $423	+10% $405
Rent	-10% $355	-5% $398	+0% $442	+5% $485	+10% $529
Rate	-1.0pp $475	-0.5pp $458	base $442	+0.5pp $425	+1.0pp $408

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	0.65mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.95mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	45d	1	1.21mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	22d	1	1.27mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$850	$1.06	14d	4	1.30mi

Listing history 28 events

1. 2026-06-19
   days on market $65,000 Active 54 DOM
2. 2026-06-18
   days on market $65,000 Active 53 DOM
3. 2026-06-17
   days on market $65,000 Active 52 DOM
4. 2026-06-16
   days on market $65,000 Active 51 DOM
5. 2026-06-15
   days on market $65,000 Active 50 DOM
6. 2026-06-14
   days on market $65,000 Active 48 DOM
7. 2026-06-13
   days on market $65,000 Active 47 DOM
8. 2026-06-10
   days on market $65,000 Active 45 DOM
9. 2026-06-09
   days on market $65,000 Active 44 DOM
10. 2026-06-08
    days on market $65,000 Active 43 DOM
11. 2026-06-07
    days on market $65,000 Active 42 DOM
12. 2026-06-05
    days on market $65,000 Active 39 DOM
13. 2026-06-02
    days on market $65,000 Active 37 DOM
14. 2026-06-01
    days on market $65,000 Active 36 DOM
15. 2026-05-31
    days on market $65,000 Active 35 DOM
16. 2026-05-30
    days on market $65,000 Active 34 DOM
17. 2026-04-26
    listed $65,000 Active 444-char remark
18. 2025-09-08
    historical $950
19. 2025-08-30
    price $950
20. 2025-08-15
    listed $1,000
21. 2025-06-27
    soldstatus $31,000
22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2021-08-06
    historical
25. 2016-08-22
    soldstatus $12,500
26. 2016-05-21
    listed $12,700
27. 2004-11-19
    soldstatus $50,000
28. 2000-09-13
    soldstatus $24,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$371/yr (+$31/mo · 50.5%)

ⓘ 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: $13,229
• − Mortgage interest: −$3,641
• − Property taxes: −$734
• − Insurance: −$325
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,891
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,216/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+170.8% since first listed

12 events — show timeline

• 2026-04-26 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2025-09-08 Rental Removed $950 APPFOLIO
• 2025-08-30 Price Changed $950 APPFOLIO
• 2025-08-15 Listed for Rent $1,000 APPFOLIO
• 2025-06-27 Sold (Public Records) $31,000 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-08-22 Sold (MLS) $12,500 RMLSA as Distributed by MLS Grid
• 2016-05-21 Listed $12,700 RMLSA as Distributed by MLS Grid
• 2004-11-19 Sold (Public Records) $50,000 Public Records
• 2000-09-13 Sold (Public Records) $24,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $734 · +4.6% YoY. Source: county tax records.