2712 N California Ave · Peoria, IL 61603

$39,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 38 Days on market

Built 1930 Est $64k · 39% 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 +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

No wholesalers. .. .. .. .. .. Has room for a third BR. Home is just a few blocks s south of Forrest Hill , quiet area. Fill basement . Deep yard. All mechanicals work, just needs some tlc. Agt int. .. .309-231-7511

Key facts

• Built 1930
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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: Rents rising (+3.5%/yr); 104 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1930 — 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: 2.68% ✓
• Cap rate: 23.27%
• Cash-on-cash: 60.64%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $63,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 N Peoria Ave	0.13mi	2/1.0	768 (-1%)	3mo	$60,000	$78	89
516 E Maywood Ave	0.14mi	3/1.0 (+1)	768 (-1%)	7mo	$37,500	$49	81
2809 N California Ave	0.05mi	1/1.0 (-1)	856 (+10%)	3mo	$25,000	$29	73
600 E Virginia Ave	0.19mi	1/1.0 (-1)	720 (-7%)	4mo	$59,900	$83	70
720 E Gift Ave	0.21mi	2/1.0	700 (-10%)	6mo	$72,500	$104	68
713 E Gift Ave	0.18mi	2/1.0	676 (-13%)	7mo	$56,500	$84	64
2318 N Flora Ave	0.72mi	2/1.0	768 (-1%)	2mo	$90,000	$117	63
511 E Pasadena Ave	0.48mi	2/1.0	840 (+8%)	6mo	$83,000	$99	59
1217 E Melbourne Ave	0.67mi	2/1.0	760 (-2%)	8mo	$62,500	$82	58
209 E Corrington Ave	0.19mi	3/1.0 (+1)	884 (+14%)	7mo	$72,100	$82	57
1004 E Gift Ave	0.44mi	2/1.0	872 (+12%)	8mo	$25,000	$29	53
400 W Corrington Ave	0.53mi	2/1.0	888 (+14%)	4mo	$43,000	$48	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: 60.0%
• Equity multiple: 3.69×
• Total profit: $29,361
• Equity at exit: $5,815

10-year hold

• IRR: 64.9%
• Equity multiple: 7.69×
• Total profit: $73,038
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$205
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $552

Break-even live

Break-even rent $346

Max offer price $39,000

Occupancy floor 42%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 E Gift Ave Unit 737 Peoria, IL	2.0	1.0	800	$1,125	$1.41	44d	1	0.26mi
2121 N Prospect Rd Peoria, IL	3.0	1.0	946	$802	$0.85	13d	1	0.80mi
2207 N Ellis St Peoria, IL	2.0	1.0	864	$999	$1.16	13d	1	0.84mi
812 W Macqueen Ave Peoria, IL	2.0	1.0	822	$795	$0.97	44d	1	0.92mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.03mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	44d	1	1.05mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	13d	4	1.09mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	44d	1	1.11mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	21d	1	1.14mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	44d	1	1.17mi
3912 N Atlantic Ave Peoria Heights, IL	2.0	1.0	825	$1,100	$1.33	44d	1	1.17mi
126 E Lake Ave Peoria, IL	2.0	1.0	950	$1,050	$1.11	13d	9	1.26mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.30mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.32mi
506 Caroline St Unit B Peoria, IL	2.0	1.0	1000	$900	$0.90	13d	1	1.33mi
228 E Oak Cliff Ct Unit A2 Peoria, IL	2.0	1.0	1000	$1,050	$1.05	13d	1	1.33mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	1.34mi
811 W Purtscher Dr Peoria, IL	3.0	1.0	864	$1,100	$1.27	44d	1	1.36mi
2302 NE Monroe St Peoria, IL	3.0	1.0	1100	$875	$0.80	13d	1	1.38mi
813 E Sciota Ave Peoria Heights, IL	2.0	2.0	800	$1,400	$1.75	13d	1	1.41mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	1.42mi
511 W Elizabeth St Unit A Peoria, IL	1.0	1.0	850	$800	$0.94	44d	1	1.45mi
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	13d	1	1.46mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $39,000 Active 38 DOM
2. 2026-06-18
   days on market $39,000 Active 37 DOM
3. 2026-06-17
   days on market $39,000 Active 36 DOM
4. 2026-06-16
   days on market $39,000 Active 35 DOM
5. 2026-06-15
   days on market $39,000 Active 34 DOM
6. 2026-06-14
   days on market $39,000 Active 32 DOM
7. 2026-06-13
   days on market $39,000 Active 31 DOM
8. 2026-06-10
   days on market $39,000 Active 29 DOM
9. 2026-06-09
   days on market $39,000 Active 28 DOM
10. 2026-06-08
    days on market $39,000 Active 27 DOM
11. 2026-06-07
    days on market $39,000 Active 26 DOM
12. 2026-06-03
    days on market $39,000 Active 22 DOM
13. 2026-06-02
    days on market $39,000 Active 21 DOM
14. 2026-06-01
    days on market $39,000 Active 20 DOM
15. 2026-05-31
    days on market $39,000 Active 19 DOM
16. 2026-05-30
    days on market $39,000 Active 18 DOM
17. 2026-05-12
    listed $39,000 Active 215-char remark
18. 2024-07-08
    price
19. 2024-06-17
    listed Active

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$130/yr (+$11/mo · 20.7%)

ⓘ 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: $12,528
• − Mortgage interest: −$2,185
• − Property taxes: −$626
• − Insurance: −$195
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,135
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,090/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

3 events — show timeline

• 2026-05-12 Listed $39,000 FSBO.com
• 2024-07-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-17 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-2.9%/yr

Latest (2025): $626 · +23.8% YoY. Source: county tax records.