2433 W Huntington Dr · Peoria, IL 61614

$114,500

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 32 Days on market

Built 1958 10,454 sqft lot Est $164k · 30% under

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to fix up to your liking! 3BR stepsaver ranch in popular Rolling Acres subdivision. Hinged patio door off living room to 19’ x 13’ deck. Privacy behind with a wooded ravine. Fenced yard plus a 14’ x 28’ carport. Bonus utility shed. Price reflects need for updates.

Key facts

• New furnace
• Fenced yard
• Water heater

Tags

• PRIVATE WOODED SETTING
• FENCED YARD
• NEW ROOF
• EXTERIOR FRESHLY PAINTED
• NEW FURNACE
• WATER HEATER

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Carport (no attached garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1958; One main living level with upper, lower and basement levels
• Construction: Built in 1958
• Exterior features: Shingle roof; Fenced yard; Shed(s); Level, wooded and sloped lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen with vinyl flooring (approx. 12 x 10)
• Bedrooms: 3 bedrooms (main, upper, lower/basement levels noted); Primary bedroom approx. 11 x 11 with egress window and laminate flooring; Second bedroom approx. 11 x 9 with egress window and laminate flooring; Third bedroom approx. 10 x 9 with egress window and laminate flooring
• Flooring: Laminate flooring in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Cable available; Ceiling fans
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Northmoor Primary School (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 343 students, 0% FRL); Reservoir Gifted School (math 79% / reading 82%, grade A+, #2 of 665 statewide, top 0%, 277 students, 0% FRL); Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 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.
• Zoned-school proficiency averages 48% at this address vs 12% district-wide (+35 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.3%/yr); 154 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $792 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $61k; list at $114k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1958 — 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: 1.06% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $164,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5409 N Arrow Dr	0.23mi	3/1.5	996 (-4%)	0mo	$172,000	$173	80
5312 N Arrow Dr	0.30mi	3/1.0	1,008 (-3%)	2mo	$165,000	$164	80
5613 N Mar Vista Dr	0.08mi	3/1.0	936 (-10%)	1mo	$153,000	$163	79
5435 N Longwood Dr	0.38mi	3/1.0	1,059 (+2%)	2mo	$165,000	$156	77
5302 N Arrow Dr	0.33mi	3/1.0	1,022 (-2%)	6mo	$140,000	$137	77
5517 N Renwood Ave	0.18mi	3/1.0	936 (-10%)	3mo	$132,000	$141	72
1914 W White Oak Dr	0.49mi	3/1.0	999 (-4%)	6mo	$122,000	$122	65
5337 N Stephen Dr	0.36mi	3/1.5	960 (-8%)	5mo	$120,000	$125	64
1827 W Winnebago Dr	0.53mi	3/1.0	960 (-8%)	2mo	$159,000	$166	61
5821 N Graceland Dr	0.56mi	3/1.5	936 (-10%)	4mo	$158,500	$169	52
5332 N Big Hollow Rd	0.51mi	3/1.0	1,170 (+12%)	7mo	$184,900	$158	50
6000 N Graceland Dr	0.64mi	3/1.5	1,169 (+12%)	2mo	$165,000	$141	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-4,874
• Equity at exit: $17,072

10-year hold

• IRR: 11.0%
• Equity multiple: 2.07×
• Total profit: $34,357
• Equity at exit: $9,900

Cash invested: $32,060 (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 61614

• Home prices YoY: -29.1%
• Rents YoY: 10.3%
• Active inventory: 154
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$600
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $114

Break-even live

Break-even rent $1,065

Max offer price $114,500

Occupancy floor 86%

Sensitivity live

Price	-10% $179	-5% $146	+0% $114	+5% $81	+10% $49
Rent	-10% $18	-5% $66	+0% $114	+5% $161	+10% $209
Rate	-1.0pp $171	-0.5pp $143	base $114	+0.5pp $84	+1.0pp $54

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 W War Memorial Dr Peoria, IL	2.0	1.5	950	$949	$1.00	15d	3	0.34mi
2913 W Cannes Dr Unit C Peoria, IL	2.0	2.0	884	$1,150	$1.30	45d	1	0.40mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	15d	1	0.46mi
2020 W Glen Ave Peoria, IL	3.0	2.0	1320	$1,700	$1.29	15d	1	0.78mi
1915 W Marlene Ave Unit B Peoria, IL	2.0	1.5	1200	$1,275	$1.06	22d	1	0.97mi
1327 W Covington Ct Peoria, IL	2.0	2.0	1025	$1,295	$1.26	45d	1	1.17mi
6500 N University St Peoria, IL	2.0	1.0–1.5	722	$1,210	$1.67	15d	23	1.23mi
1308 W Covington Ct Peoria, IL	2.0	1.5	975	$1,170	$1.20	22d	1	1.24mi
1415 W Teton Dr Unit 6 Peoria, IL	2.0	1.0	810	$1,200	$1.48	45d	1	1.32mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	15d	3	1.36mi
3207 W Willow Knolls Dr Peoria, IL	2.0	1.5	1000	$1,100	$1.10	45d	1	1.48mi
3119 W Willow Knolls Dr Unit 46B Peoria, IL	2.0	1.5	872	$1,100	$1.26	45d	1	1.48mi

Listing history 22 events

1. 2026-06-22
   days on market $114,500 Active 32 DOM
2. 2026-06-19
   days on market $114,500 Active 30 DOM
3. 2026-06-18
   days on market $114,500 Active 29 DOM
4. 2026-06-17
   days on market $114,500 Active 28 DOM
5. 2026-06-16
   days on market $114,500 Active 27 DOM
6. 2026-06-15
   days on market $114,500 Active 26 DOM
7. 2026-06-14
   days on market $114,500 Active 24 DOM
8. 2026-06-13
   pricedays on market $114,500 Active 23 DOM
9. 2026-06-10
   days on market $119,500 Active 21 DOM
10. 2026-06-09
    days on market $119,500 Active 20 DOM
11. 2026-06-08
    days on market $119,500 Active 19 DOM
12. 2026-06-07
    days on market $119,500 Active 18 DOM
13. 2026-06-03
    days on market $119,500 Active 14 DOM
14. 2026-06-02
    days on market $119,500 Active 13 DOM
15. 2026-06-01
    days on market $119,500 Active 12 DOM
16. 2026-05-31
    days on market $119,500 Active 11 DOM
17. 2026-05-30
    days on market $119,500 Active 10 DOM
18. 2026-05-20
    listed $119,500 Active
19. 2022-11-29
    soldstatus $61,000
20. 2022-11-14
    soldstatus $61,000 Closed 306-char remark

    Show marketing remark (306 chars)

    Great opportunity to fix up to your liking! 3BR stepsaver ranch in popular Rolling Acres subdivision. Hinged patio door off living room to 19’ x 13’ deck. Privacy behind with a wooded ravine. Fenced yard plus a 14’ x 28’ carport. Bonus utility shed. Price reflects need for updates.

21. 2022-10-14
    historical Under Contract 306-char remark

    Show marketing remark (306 chars)

    Great opportunity to fix up to your liking! 3BR stepsaver ranch in popular Rolling Acres subdivision. Hinged patio door off living room to 19’ x 13’ deck. Privacy behind with a wooded ravine. Fenced yard plus a 14’ x 28’ carport. Bonus utility shed. Price reflects need for updates.

22. 2022-10-07
    listed $59,900 Active 306-char remark

    Show marketing remark (306 chars)

    Great opportunity to fix up to your liking! 3BR stepsaver ranch in popular Rolling Acres subdivision. Hinged patio door off living room to 19’ x 13’ deck. Privacy behind with a wooded ravine. Fenced yard plus a 14’ x 28’ carport. Bonus utility shed. Price reflects need for updates.

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,458 · $205/mo
• Expected delta: +$141/yr (+$12/mo · 6.1%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,505
• − Mortgage interest: −$6,414
• − Property taxes: −$2,317
• − Insurance: −$572
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,331
• Taxable loss: −$449
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,473/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): 27,370
• Household income: $66,924
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1179.0

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 (70%)
• Race & ethnicity: White 70% Black 17% Two or more races 5% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 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: ▼ -76.07%
• Current HPI: 185.122
• Rent YoY: ▲ 10.35%
• 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

+91.2% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $114,500 RMLSA as Distributed by MLS Grid
• 2026-05-20 Listed $119,500 RMLSA as Distributed by MLS Grid
• 2022-11-29 Sold (Public Records) $61,000 Public Records
• 2022-11-14 Sold (MLS) $61,000 RMLSA as Distributed by MLS Grid
• 2022-10-14 Contingent — RMLSA as Distributed by MLS Grid
• 2022-10-07 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,317 · +6.5% YoY. Source: county tax records.