2700 W Marquette St · Peoria, IL 61605

$59,900

4 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 168 Days on market

Built 1900 7,840 sqft lot $52/sqft · 110% above area ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

**Your Next Smart Investment Awaits** Welcome home to this charming 3BR brick beauty that's ready to work as hard as you do. Whether you're a 1st time buyer ready to plant roots or a savvy investor looking to expand your portfolio, this property delivers the perfect blend of comfort and income potential. Step inside & discover a thoughtfully remodeled interior that feels fresh & inviting. New flooring flows throughout the living spaces, complemented by modern light fixtures and crisp paint that brightens every room. The updated bathroom showcases contemporary finishes, while the remodeled eat-in kitchen provides the perfect gathering spot for meals. Convenient main floor laundry room eliminates those tedious trips up & down stairs. Out front, a charming covered porch invites you to slow down and relax. Recent improvements ensure peace of mind for years to come, including new shingles and sheathing installed in 2025. Also offers updated windows and 100 amp electrical panel. Need extra storage? You'll find additional space off the back of the house, perfect for seasonal items or tools. The generous double corner lot presents possibilities to construct a garage or expand your outdoor living space. With rental history generating $1100 monthly, the investment potential here is undeniable. Located near Manual High School & convenient public transportation, this gem offers immediate possession. Schedule your private showing today and discover why this opportunity simply makes sense.

Key facts

• Remodeled interior
• Covered porch
• New shingles

Tags

• REMODELED INTERIOR
• UPDATED BATHROOM
• REMODELED EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY ROOM
• COVERED PORCH
• NEW SHINGLES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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: 42 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• At $1,270/mo this rent would consume 58% of the median local household income ($26k/yr) (locally 1385% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $793 of equity ($414 loan paydown + $379 appreciation (0.6% local appreciation)).
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.12% ✓
• Cap rate: 18.88%
• Cash-on-cash: 44.94%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

• ARV (median comp): $28,561
• List price: $59,900
• Delta: 109.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2802 W Malone St	0.15mi	3/1.0 (-1)	1,180 (+3%)	2mo	$39,900	$34	81
2807 W Marquette St	0.09mi	3/1.0 (-1)	1,048 (-8%)	9mo	$25,000	$24	69
2722 W Marquette St	0.06mi	3/1.0 (-1)	1,008 (-12%)	6mo	$35,000	$35	68
907 S Manual Ave	0.28mi	3/2.0 (-1)	1,084 (-5%)	6mo	$103,900	$96	65
2701 W Hayes St	0.41mi	3/1.0 (-1)	1,099 (-4%)	7mo	$80,000	$73	63
1402 S Arago St	0.38mi	3/1.0 (-1)	1,092 (-4%)	12mo	$45,000	$41	60
2514 W Latrobe St	0.28mi	3/1.0 (-1)	1,056 (-8%)	12mo	$28,000	$27	60
2027 W Malone Ave	0.51mi	3/1.0 (-1)	1,079 (-6%)	4mo	$27,000	$25	58
2115 W Proctor St	0.47mi	3/1.0 (-1)	1,050 (-8%)	5mo	$5,900	$6	55
2723 W Hayes St	0.42mi	3/2.0 (-1)	1,244 (+9%)	8mo	$50,000	$40	50
2216 W Millman St	0.56mi	5/1.0 (+1)	1,244 (+9%)	10mo	$35,000	$28	45
435 S Madison Park Ter	0.67mi	3/1.0 (-1)	1,218 (+7%)	10mo	$35,000	$29	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.39×
• Total profit: $40,056
• Equity at exit: $19,312

10-year hold

• IRR: 49.1%
• Equity multiple: 6.74×
• Total profit: $96,333
• Equity at exit: $24,807

Cash invested: $16,772 (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 61605

• Home prices YoY: 0.4%
• Active inventory: 42
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$314
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $628

Break-even live

Break-even rent $475

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $662	-5% $645	+0% $628	+5% $611	+10% $594
Rent	-10% $528	-5% $578	+0% $628	+5% $678	+10% $729
Rate	-1.0pp $658	-0.5pp $643	base $628	+0.5pp $613	+1.0pp $597

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.35mi
2807 W Howett St Peoria, IL	3.0	2.0	1388	$1,550	$1.12	44d	1	0.38mi
1610 S Lydia Ave Peoria, IL	4.0	1.0	850	$850	$1.00	14d	1	0.66mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$1,025	$1.10	14d	1	0.93mi
102 N Cedar Ave West Peoria, IL	4.0	1.0	1272	$995	$0.78	44d	1	0.97mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	1.03mi
1214 W Butler St Peoria, IL	4.0	1.0	1440	$795	$0.55	44d	1	1.25mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	14d	1	1.38mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	14d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 168 DOM
2. 2026-06-18
   days on market $59,900 Active 167 DOM
3. 2026-06-17
   days on market $59,900 Active 166 DOM
4. 2026-06-16
   days on market $59,900 Active 165 DOM
5. 2026-06-15
   days on market $59,900 Active 164 DOM
6. 2026-06-14
   days on market $59,900 Active 162 DOM
7. 2026-06-13
   days on market $59,900 Active 161 DOM
8. 2026-06-10
   days on market $59,900 Active 159 DOM
9. 2026-06-09
   days on market $59,900 Active 158 DOM
10. 2026-06-08
    days on market $59,900 Active 157 DOM
11. 2026-06-07
    days on market $59,900 Active 156 DOM
12. 2026-06-03
    days on market $59,900 Active 152 DOM
13. 2026-06-02
    days on market $59,900 Active 151 DOM
14. 2026-06-01
    days on market $59,900 Active 150 DOM
15. 2026-05-31
    days on market $59,900 Active 149 DOM
16. 2026-05-30
    days on market $59,900 Active 148 DOM
17. 2026-03-03
    price $59,900 1516-char remark

    Show marketing remark (1516 chars)

    **Your Next Smart Investment Awaits** Welcome home to this charming 3BR brick beauty that's ready to work as hard as you do. Whether you're a 1st time buyer ready to plant roots or a savvy investor looking to expand your portfolio, this property delivers the perfect blend of comfort and income potential. Step inside & discover a thoughtfully remodeled interior that feels fresh & inviting. New flooring flows throughout the living spaces, complemented by modern light fixtures and crisp paint that brightens every room. The updated bathroom showcases contemporary finishes, while the remodeled eat-in kitchen provides the perfect gathering spot for meals. Convenient main floor laundry room eliminates those tedious trips up & down stairs. Out front, a charming covered porch invites you to slow down and relax. Recent improvements ensure peace of mind for years to come, including new shingles and sheathing installed in 2025. Also offers updated windows and 100 amp electrical panel. Need extra storage? You'll find additional space off the back of the house, perfect for seasonal items or tools. The generous double corner lot presents possibilities to construct a garage or expand your outdoor living space. With rental history generating $1100 monthly, the investment potential here is undeniable. Located near Manual High School & convenient public transportation, this gem offers immediate possession. Schedule your private showing today and discover why this opportunity simply makes sense.

18. 2026-02-11
    price $64,900 1516-char remark

    Show marketing remark (1516 chars)

    **Your Next Smart Investment Awaits** Welcome home to this charming 3BR brick beauty that's ready to work as hard as you do. Whether you're a 1st time buyer ready to plant roots or a savvy investor looking to expand your portfolio, this property delivers the perfect blend of comfort and income potential. Step inside & discover a thoughtfully remodeled interior that feels fresh & inviting. New flooring flows throughout the living spaces, complemented by modern light fixtures and crisp paint that brightens every room. The updated bathroom showcases contemporary finishes, while the remodeled eat-in kitchen provides the perfect gathering spot for meals. Convenient main floor laundry room eliminates those tedious trips up & down stairs. Out front, a charming covered porch invites you to slow down and relax. Recent improvements ensure peace of mind for years to come, including new shingles and sheathing installed in 2025. Also offers updated windows and 100 amp electrical panel. Need extra storage? You'll find additional space off the back of the house, perfect for seasonal items or tools. The generous double corner lot presents possibilities to construct a garage or expand your outdoor living space. With rental history generating $1100 monthly, the investment potential here is undeniable. Located near Manual High School & convenient public transportation, this gem offers immediate possession. Schedule your private showing today and discover why this opportunity simply makes sense.

19. 2025-12-31
    listed $68,900 Active 1516-char remark

    Show marketing remark (1516 chars)

    **Your Next Smart Investment Awaits** Welcome home to this charming 3BR brick beauty that's ready to work as hard as you do. Whether you're a 1st time buyer ready to plant roots or a savvy investor looking to expand your portfolio, this property delivers the perfect blend of comfort and income potential. Step inside & discover a thoughtfully remodeled interior that feels fresh & inviting. New flooring flows throughout the living spaces, complemented by modern light fixtures and crisp paint that brightens every room. The updated bathroom showcases contemporary finishes, while the remodeled eat-in kitchen provides the perfect gathering spot for meals. Convenient main floor laundry room eliminates those tedious trips up & down stairs. Out front, a charming covered porch invites you to slow down and relax. Recent improvements ensure peace of mind for years to come, including new shingles and sheathing installed in 2025. Also offers updated windows and 100 amp electrical panel. Need extra storage? You'll find additional space off the back of the house, perfect for seasonal items or tools. The generous double corner lot presents possibilities to construct a garage or expand your outdoor living space. With rental history generating $1100 monthly, the investment potential here is undeniable. Located near Manual High School & convenient public transportation, this gem offers immediate possession. Schedule your private showing today and discover why this opportunity simply makes sense.

20. 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.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $434 · $36/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$463/yr (+$39/mo · 106.6%)

ⓘ 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: $15,242
• − Mortgage interest: −$3,355
• − Property taxes: −$434
• − Insurance: −$300
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,743
• Taxable income: $6,972
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $5,865/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): 13,424
• Household income: $26,392
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1385.0

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: Black 56% White 27% Hispanic / Latino 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

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: ▲ 0.63%
• Current HPI: 170.5814
• Rent YoY: —
• 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

-13.1% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2026-02-11 Price Changed $64,900 RMLSA as Distributed by MLS Grid
• 2025-12-31 Listed $68,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $434 · +4.6% YoY. Source: county tax records.