3605 N Sandia Dr · Peoria, IL 61604

$129,900

3 bd · 1.5 ba · 1,260 sqft · Condo · 8 Days on market

Built 1980 Good condition Est $123k · 5% over $123/mo HOA · 10% of rent

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Why this score? — see what drove the D- 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 +12.2/30.0
• ARV discount +5.2/15.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this move-in ready 3BR/1.5BA townhouse style condo in convenient Peoria location close in Interstate and various shopping and dining options within the Limestone School District. Step inside to this updated unit with modern finishes and fresh color schemes. The open spacious living room includes plenty of natural light and flows into the dining area with door to patio. The darling fully applianced kitchen features an updated refrigerator and dishwasher, plus tile backsplash and laminate marble look countertops. The upper level is home to 3 bedrooms with double closets and shared updated full bath. In-unit laundry in the guest bath and attached 1 car garage. The wooded rear backdro

Key facts

• Updated dishwasher
• Natural light
• Move in ready

Tags

• MOVE IN READY
• UPDATED UNIT
• NATURAL LIGHT
• FULLY APPLIANCED KITCHEN
• UPDATED REFRIGERATOR
• UPDATED DISHWASHER

Property features AI

Finance

• Other: Living area approximately 1260 (building area total 1260); Subdivision: Lexington Ridge
• HOA & community: Monthly association fee around $123; HOA covers grounds maintenance, lawn care, snow removal and common area maintenance

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story attached property; Built in 1980
• Construction: Shingle roof; No new construction
• Exterior features: Level lot; Paved road access; Shingle roof; Property is attached (condo/attached unit)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (upper level bedrooms have egress windows); Bedroom sizes include: one about 16.0 x 10.1, one about 13.1 x 9.1, and one about 13.1 x 10.0
• Flooring: Luxury vinyl plank in main living, dining and kitchen areas; Carpet in several bedrooms and living areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); No basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (3.0% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for 1% rule.

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.
• Limestone Chsd 310 (rural): math 25% / reading 35% proficiency, ranked #486 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Valley Primary School (250 students, 0% FRL); Pleasant Valley Intermediate Sch (math 8% / reading 20%, grade F, #529 of 665 statewide, top 80%, 209 students, 0% FRL); Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Zoned-school proficiency averages 17% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Limestone Chsd 310 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $898 of loan paydown is wiped out by about $4k 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.
• 7 sale attempts since 18y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $126,019 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $123,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4114 N Rochelle Ln #2	0.74mi	4/2.0 (+1)	1,448 (+15%)	20mo	$142,000	$98	17

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-23,439
• Equity at exit: $19,369

10-year hold

• IRR: -12.3%
• Equity multiple: 0.29×
• Total profit: $-25,655
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$123
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-25

Break-even live

Break-even rent $1,292

Max offer price $126,259

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $20	+0% $-25	+5% $-70	+10% $-115
Rent	-10% $-125	-5% $-75	+0% $-25	+5% $25	+10% $74
Rate	-1.0pp $40	-0.5pp $8	base $-25	+0.5pp $-59	+1.0pp $-93

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	15d	1	0.36mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	15d	3	0.67mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,150	$1.43	15d	26	0.76mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	15d	1	1.23mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	46d	1	1.41mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	15d	1	1.42mi

HOA detail condo

• Monthly dues: $123 · $1,476/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-17
   status $129,900 Pending 8 DOM
2. 2026-06-17
   days on market $129,900 Active 8 DOM
3. 2026-06-16
   days on market $129,900 Active 7 DOM
4. 2026-06-15
   days on market $129,900 Active 6 DOM
5. 2026-06-14
   days on market $129,900 Active 4 DOM
6. 2026-06-13
   days on market $129,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $129,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°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: $15,122
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − HOA: −$1,476
• − Depreciation: −$3,779
• Taxable loss: −$2,427
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $280/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 3BR/1.5BA townhouse style condo is in good condition with updated finishes and fresh paint. Minor exterior touch-ups and carpet replacement would further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value
• Both Replace carpet — Fresh carpet improves comfort and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet improves comfort and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Limestone Chsd 310
• NCES district ID: 1722950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $49,759
• Composite: 28.99/100
• National rank: #11932
• State rank: #486 of 919 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

+79.2% since first listed

16 events — show timeline

• 2026-06-09 Listed $129,900 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-07-15 Sold (MLS) $69,900 RMLSA as Distributed by MLS Grid
• 2018-12-03 Listed $73,000 RMLSA as Distributed by MLS Grid
• 2013-10-23 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2013-07-23 Listed $64,000 RMLSA as Distributed by MLS Grid
• 2012-03-30 Sold (MLS) $64,900 RMLSA as Distributed by MLS Grid
• 2012-01-26 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2011-06-15 Sold (MLS) $48,300 MRED as Distributed by MLS Grid
• 2011-06-14 Sold (MLS) $48,300 RMLSA as Distributed by MLS Grid
• 2010-11-05 Listed $57,510 RMLSA as Distributed by MLS Grid
• 2010-11-04 Listed $51,759 MRED as Distributed by MLS Grid
• 2008-09-25 Sold (MLS) $72,500 RMLSA as Distributed by MLS Grid
• 2008-06-19 Listed $72,500 RMLSA as Distributed by MLS Grid