1619 S Easton Ave · Peoria, IL 61605

$45,000

3 bd · 1.0 ba · 1,208 sqft · Townhouse public records · 254 Days on market

Built 1925 6,350 sqft lot $37/sqft · 53% above area Est $33k · 38% 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 MLS

INVESTMENT OPPORTUNITY. RENTED TIL NOV 2026 at 775 PER MONTH. 3 bedroom, 1 bath home offering classic character and great potential in a convenient Peoria location. This 1925-built residence features plenty of living space with an inviting layout, eat-in kitchen, and original architectural details. Enjoy a detached garage and a manageable lot perfect for easy maintenance. Ideal for first-time buyers or investors, this property offers opportunity to add value with updates. Close to shopping, schools, and downtown Peoria amenities—don’t miss this affordable home with plenty of potential!

Key facts

• 6,350 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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: 42 active listings in the ZIP; 21 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 $1,016/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 $596 of equity ($311 loan paydown + $285 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1925 — 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: 2.26% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.77%
• DSCR: 3.13
• GRM: 3.7

CMA / ARV

• ARV (median comp): $32,645
• List price: $45,000
• Delta: 37.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 3.54×
• Total profit: $31,995
• Equity at exit: $14,508

10-year hold

• IRR: 51.9%
• Equity multiple: 7.07×
• Total profit: $76,512
• Equity at exit: $18,636

Cash invested: $12,600 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$236
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $502

Break-even live

Break-even rent $381

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $527	-5% $514	+0% $502	+5% $489	+10% $476
Rent	-10% $421	-5% $461	+0% $502	+5% $542	+10% $582
Rate	-1.0pp $524	-0.5pp $513	base $502	+0.5pp $490	+1.0pp $478

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	14d	1	0.09mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	45d	1	0.22mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	0.48mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.60mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.64mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.66mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.70mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	0.85mi
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.86mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	0.88mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	45d	1	1.01mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	1.08mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	1.08mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	1.10mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	1.10mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	1.12mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	1.14mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	45d	1	1.15mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	45d	1	1.30mi
214 Pecan St Peoria, IL	2.0	1.0	1050	$1,595	$1.52	14d	1	1.41mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.45mi

Listing history 30 events

1. 2026-06-19
   days on market $45,000 Active 254 DOM
2. 2026-06-18
   days on market $45,000 Active 253 DOM
3. 2026-06-17
   days on market $45,000 Active 252 DOM
4. 2026-06-16
   days on market $45,000 Active 251 DOM
5. 2026-06-15
   days on market $45,000 Active 250 DOM
6. 2026-06-14
   days on market $45,000 Active 248 DOM
7. 2026-06-13
   days on market $45,000 Active 247 DOM
8. 2026-06-10
   days on market $45,000 Active 245 DOM
9. 2026-06-09
   days on market $45,000 Active 244 DOM
10. 2026-06-08
    days on market $45,000 Active 243 DOM
11. 2026-06-07
    days on market $45,000 Active 242 DOM
12. 2026-06-03
    days on market $45,000 Active 238 DOM
13. 2026-06-02
    days on market $45,000 Active 237 DOM
14. 2026-06-01
    days on market $45,000 Active 236 DOM
15. 2026-05-31
    days on market $45,000 Active 235 DOM
16. 2026-05-30
    days on market $45,000 Active 234 DOM
17. 2025-12-05
    price $45,000 604-char remark

    Show marketing remark (604 chars)

    INVESTMENT OPPORTUNITY. RENTED TIL NOV 2026 at 775 PER MONTH. 3 bedroom, 1 bath home offering classic character and great potential in a convenient Peoria location. This 1925-built residence features plenty of living space with an inviting layout, eat-in kitchen, and original architectural details. Enjoy a detached garage and a manageable lot perfect for easy maintenance. Ideal for first-time buyers or investors, this property offers opportunity to add value with updates. Close to shopping, schools, and downtown Peoria amenities—don’t miss this affordable home with plenty of potential!

18. 2025-10-08
    listed $49,900 Active 604-char remark

    Show marketing remark (604 chars)

    INVESTMENT OPPORTUNITY. RENTED TIL NOV 2026 at 775 PER MONTH. 3 bedroom, 1 bath home offering classic character and great potential in a convenient Peoria location. This 1925-built residence features plenty of living space with an inviting layout, eat-in kitchen, and original architectural details. Enjoy a detached garage and a manageable lot perfect for easy maintenance. Ideal for first-time buyers or investors, this property offers opportunity to add value with updates. Close to shopping, schools, and downtown Peoria amenities—don’t miss this affordable home with plenty of potential!

19. 2024-06-14
    historical $775
20. 2024-05-31
    price $775
21. 2024-04-23
    price $825
22. 2024-04-12
    listed $900
23. 2024-04-10
    historical $900
24. 2024-03-13
    listed $900
25. 2024-02-07
    historical
26. 2023-10-02
    listed Active
27. 2022-04-13
    soldstatus $190,300
28. 2016-06-13
    soldstatus $64,075
29. 2004-08-04
    soldstatus $9,463
30. 2004-05-05
    listed $10,600

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$234/yr (+$19/mo · 42.3%)

ⓘ 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: $12,189
• − Mortgage interest: −$2,521
• − Property taxes: −$554
• − Insurance: −$225
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,309
• Taxable income: $5,631
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,668/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

+324.5% since first listed

14 events — show timeline

• 2025-12-05 Price Changed $45,000 RMLSA as Distributed by MLS Grid
• 2025-10-08 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2024-06-14 Rental Removed $775 APPFOLIO
• 2024-05-31 Price Changed $775 APPFOLIO
• 2024-04-23 Price Changed $825 APPFOLIO
• 2024-04-12 Listed for Rent $900 APPFOLIO
• 2024-04-10 Rental Removed $900 APPFOLIO
• 2024-03-13 Listed for Rent $900 APPFOLIO
• 2024-02-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-10-02 Listed — RMLSA as Distributed by MLS Grid
• 2022-04-13 Sold (Public Records) $190,300 Public Records
• 2016-06-13 Sold (Public Records) $64,075 Public Records
• 2004-08-04 Sold (MLS) $9,463 RMLSA as Distributed by MLS Grid
• 2004-05-05 Listed $10,600 RMLSA as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $554 · +4.9% YoY. Source: county tax records.