2506 W Westminister Ave · Peoria, IL 61604

$102,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1956 8,132 sqft lot Est $90k · 13% over

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Why this score? — see what drove the C- 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for low maintenance, one level living? Don’t miss this charming mid-century modern ranch style home! Single level design provides convenience and easy living, while the spacious fenced in yard adds to the extra potential for outdoor living! The oversized garage has plenty of extra room for hobbies! You’ll love the butler’s pantry off the galley kitchen for more storage! Enjoy peace of mind knowing the big tickets items have been updated! Updates in the last 3 years include new furnace & A/C, and new tear-off roof, gutters & soffit. The owner only lived there 6 months each year and has owned it for a very long time. This home is solid and ready for your

Key facts

• Mid-century modern
• New furnace
• Butler's pantry

Tags

• MID-CENTURY MODERN
• SINGLE LEVEL DESIGN
• FENCED IN YARD
• OVERSIZED GARAGE
• BUTLER'S PANTRY
• NEW FURNACE

Property features AI

Finance

• Other: Property zoned residential

Exterior

• Parking: Attached garage (1 car); Oversized parking; Paved driveway; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof
• Construction: Built in 1956; Shingle roof
• Exterior features: Fenced yard; Corner lot; Golf course view; Level lot; Paved road access

Interior

• Kitchen: Kitchen with laminate flooring; Butler's pantry; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (main level: three bedrooms listed as Bedroom 1, Bedroom 2, Bedroom 3); Bedrooms feature egress windows
• Flooring: Carpet in bedrooms and main living areas; Laminate in kitchen and pantry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Ceiling fan(s); High-speed internet
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Cap rate 9.2% 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: 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.
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $705 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 N Wellington Dr	0.11mi	3/1.0	1,008 (+5%)	1mo	$100,000	$99	86
2625 W Kansas St	0.23mi	3/1.0	960 (0%)	6mo	$92,500	$96	84
2608 W Westminister Ave	0.10mi	3/1.0	1,040 (+8%)	11mo	$116,900	$112	72
2138 N Windermere Ave	0.10mi	3/1.0	1,092 (+14%)	6mo	$74,900	$69	67
2530 N Victoria Ave	0.35mi	3/2.0	1,040 (+8%)	3mo	$119,500	$115	64
2703 N Golf Dr	0.49mi	2/1.0 (-1)	1,000 (+4%)	6mo	$93,900	$94	60
1726 N Pierson Dr	0.38mi	2/1.0 (-1)	1,020 (+6%)	10mo	$91,410	$90	58
1908 N Idaho St	0.44mi	3/1.0	1,073 (+12%)	8mo	$54,000	$50	54
2212 W Dennis Ct	0.64mi	2/1.0 (-1)	864 (-10%)	0mo	$47,000	$54	48
1328 N Stever Ave	0.69mi	3/1.0	1,073 (+12%)	2mo	$78,500	$73	46
1409 N Stever Ave	0.66mi	2/1.0 (-1)	848 (-12%)	11mo	$130,000	$153	35
2530 W Magnolia Ave	0.66mi	2/1.0 (-1)	828 (-14%)	8mo	$76,000	$92	34

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,841
• Equity at exit: $15,209

10-year hold

• IRR: 7.2%
• Equity multiple: 1.53×
• Total profit: $15,046
• Equity at exit: $8,819

Cash invested: $28,560 (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 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$535
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $243

Break-even live

Break-even rent $885

Max offer price $102,000

Occupancy floor 75%

Sensitivity live

Price	-10% $301	-5% $272	+0% $243	+5% $215	+10% $186
Rent	-10% $149	-5% $196	+0% $243	+5% $291	+10% $338
Rate	-1.0pp $295	-0.5pp $269	base $243	+0.5pp $217	+1.0pp $190

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	14d	1	0.34mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	14d	1	0.43mi
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	14d	1	0.60mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	44d	1	0.60mi
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	44d	1	0.70mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	14d	1	0.74mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,150	$1.43	14d	26	0.89mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	1.13mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	14d	1	1.15mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	14d	3	1.20mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	44d	1	1.21mi
3438 W Villa Rdg Unit A Peoria, IL	2.0	1.5	874	$1,200	$1.37	21d	1	1.21mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	44d	1	1.22mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	1.24mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.36mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.37mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	1.43mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	1.44mi

Listing history 8 events

1. 2026-06-19
   days on market $102,000 Active 8 DOM
2. 2026-06-18
   days on market $102,000 Active 7 DOM
3. 2026-06-17
   days on market $102,000 Active 6 DOM
4. 2026-06-16
   days on market $102,000 Active 5 DOM
5. 2026-06-15
   days on market $102,000 Active 4 DOM
6. 2026-06-14
   days on market $102,000 Active 2 DOM
7. 2026-06-13
   remarks 673-char remark
8. 2026-06-13
   listed $102,000 Active 1 DOM

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,889 · $157/mo
• Expected delta: +$426/yr (+$36/mo · 29.2%)

ⓘ 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 2/10 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: $14,320
• − Mortgage interest: −$5,714
• − Property taxes: −$1,463
• − Insurance: −$510
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,967
• Taxable income: $1,376
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,592/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): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

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: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 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: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• 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

1 event — show timeline

• 2026-06-11 Listed $102,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,463 · +13.2% YoY. Source: county tax records.