1723 Machin Ave · Peoria, IL 61604

$19,000

3 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 29 Days on market

Built 1855 0.44 ac lot $12/sqft · 61% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity!

Key facts

• 0.44 acre lot
• Built 1855
• Listed 29 days

Property features AI

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single Family Residence; Two levels
• Construction: Shingle roof; Originally built in 1855
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen on main level (approx. 14 x 11)
• Bedrooms: 4 bedrooms (layouts on multiple levels: main, upper, lower, basement, additional level); Primary/main bedroom approx. 10 x 11; Upper-level bedrooms approx. 8 x 8, 14 x 10, and 12 x 14
• Flooring: Other flooring throughout
• Bathrooms: 1 full bathroom
• Interior features: Full basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $19k (1.5% below list) — sets the bar for market timing.
• Cap rate 63.3% 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+, 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; 19 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 $131 of loan paydown is wiped out by about $570 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 + 2.3% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1855 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,715 (1.5% below list)

Questions for the listing agent

1. Built in 1855 — 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. 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?
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: 6.89% ✓
• Cap rate: 63.33%
• Cash-on-cash: 203.70%
• DSCR: 10.06
• GRM: 1.2

CMA / ARV

• ARV (median comp): $45,705
• List price: $19,000
• Delta: -58.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 N Broadway St	0.15mi	2/1.0 (-1)	1,543 (-0%)	2mo	$35,000	$23	86
1328 N Broadway St	0.34mi	4/1.0 (+1)	1,596 (+3%)	1mo	$120,000	$75	73
1219 Sheridan Rd	0.50mi	3/1.5	1,632 (+6%)	0mo	$114,000	$70	65
2223 N Sheridan Rd	0.50mi	3/1.0	1,412 (-8%)	1mo	$53,000	$38	62
809 W Eleanor Pl	0.27mi	3/1.5	1,339 (-13%)	5mo	$138,000	$103	59
816 W Columbia Ter	0.44mi	3/1.0	1,347 (-13%)	3mo	$38,000	$28	55
1313 N Ellis St	0.51mi	3/2.0	1,402 (-9%)	3mo	$45,000	$32	55
2300 N Sheridan Rd	0.57mi	4/2.5 (+1)	1,590 (+3%)	4mo	$155,000	$97	54
2235 N University St	0.51mi	4/2.0 (+1)	1,410 (-9%)	1mo	$37,000	$26	52
1112 W Columbia Ter	0.43mi	4/1.0 (+1)	1,726 (+12%)	5mo	$114,000	$66	51
1117 W Gift Ave	0.74mi	3/2.0	1,426 (-8%)	1mo	$5,000	$4	48
504 W Archer Ave	0.63mi	3/1.0	1,344 (-13%)	3mo	$26,000	$19	47

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: —
• Equity multiple: 11.06×
• Total profit: $53,542
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 23.00×
• Total profit: $117,060
• Equity at exit: $1,643

Cash invested: $5,320 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $903

Break-even live

Break-even rent $166

Max offer price $19,000

Occupancy floor 26%

Sensitivity live

Price	-10% $916	-5% $910	+0% $903	+5% $897	+10% $890
Rent	-10% $800	-5% $851	+0% $903	+5% $955	+10% $1,007
Rate	-1.0pp $913	-0.5pp $908	base $903	+0.5pp $898	+1.0pp $893

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	14d	1	0.28mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	45d	1	0.58mi
814 W McClure Ave Peoria, IL	3.0	1.0	1148	$1,100	$0.96	45d	1	0.62mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	22d	1	0.62mi
416 W Main St Unit A Peoria, IL	2.0	1.0	1050	$950	$0.90	45d	1	0.81mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	45d	1	0.87mi
818 W Moss Ave Peoria, IL	2.0	2.0	1580	$1,800	$1.14	14d	1	0.90mi
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	45d	1	0.91mi
1806 N Peoria Ave Peoria, IL	4.0	1.5	1668	$894	$0.54	14d	1	0.93mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	14d	1	0.98mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	14d	1	1.08mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	1.12mi
901 NE Glen Oak Ave Unit 2 Peoria, IL	3.0	1.0	1120	$1,200	$1.07	22d	1	1.20mi
505 E Virginia Ave Peoria, IL	2.0	2.0	1204	$758	$0.63	14d	1	1.26mi
1816 W Callender Ave Peoria, IL	3.0	2.0	1628	$1,650	$1.01	45d	1	1.28mi
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	22d	1	1.29mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.38mi
123 SW Jefferson Ave Unit E15SW Peoria, IL	2.0	2.0	1100	$1,750	$1.59	14d	1	1.42mi
123 SW Jefferson Ave Unit E16 NE Peoria, IL	2.0	2.0	1199	$2,250	$1.88	22d	1	1.42mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $19,000 Pending 29 DOM
2. 2026-06-03
   days on market $19,000 Active 27 DOM
3. 2026-06-02
   days on market $19,000 Active 26 DOM
4. 2026-06-01
   days on market $19,000 Active 25 DOM
5. 2026-05-31
   days on market $19,000 Active 24 DOM
6. 2026-05-30
   days on market $19,000 Active 23 DOM
7. 2026-05-07
   listed $19,000 Active 29-char remark
8. 2026-05-01
   historical
9. 2026-02-25
   price
10. 2026-01-08
    listed Active
11. 2021-08-06
    historical

ⓘ 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 ≥105°F today · 17 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: $15,712
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$553
• Taxable income: $11,201
• Est. tax owed @ 24.0%: −$2,688
• After-tax cash flow: $8,149/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

6 events — show timeline

• 2026-06-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-07 Listed $19,000 RMLSA as Distributed by MLS Grid
• 2026-05-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2026-01-08 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+9.3%/yr

Latest (2025): $1,198 · +105.6% YoY. Source: county tax records.