2718 N North St · Peoria, IL 61604

$89,900

2 bd · 1.5 ba · 1,833 sqft · SingleFamily public records · 1 Days on market

Built 1930 5,662 sqft lot Est $156k · 42% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.2/10.0
• 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 MLS

Brick home with lots of character. Extra large living room with fireplace. Very spacious master suite with 1/2 bath. Hardwood floors, crown molding, arched doorways, and more. Large deck overlooking huge backyard. Sold as is with no repairs before closing.

Key facts

• 5,662 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached underground garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; Built in 1930
• Construction: Shingle roof; Full basement
• Exterior features: Replacement windows; Level, terraced/sloping, wooded lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (one on the main level, one on the upper level)
• Flooring: Carpet in one bedroom; Carpet in another bedroom; Hardwood in living and dining rooms; Luxury vinyl plank in kitchen; Other flooring in basement laundry
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas water heater
• Interior features: Cable available; Fireplace in the living room (1 total)
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.7% 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: Sterling Middle School (math 0% / reading 4%, grade F, #664 of 665 statewide, top 100%, 385 students, 0% FRL); 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $31k; list at $90k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $89,900

Questions for the listing agent

1. Built in 1930 — 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $155,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2718 N North St	0.00mi	2/1.5	1,833 (0%)	1mo	$89,900	$49	99
414 W Corrington Ave	0.09mi	2/1.0	1,744 (-5%)	2mo	$36,950	$21	84
135 W Hanssler Pl	0.18mi	3/2.5 (+1)	1,812 (-1%)	3mo	$165,000	$91	79
201 W Hanssler Pl	0.15mi	3/1.5 (+1)	1,900 (+4%)	4mo	$159,500	$84	78
2716 N Bootz Ave	0.08mi	3/2.0 (+1)	1,990 (+9%)	4mo	$91,000	$46	72
901 W Forrest Hill Ave	0.51mi	3/2.0 (+1)	1,758 (-4%)	2mo	$150,000	$85	61
3122 N North St	0.33mi	2/1.5	1,562 (-15%)	3mo	$142,500	$91	57
220 E Frye St	0.71mi	3/2.0 (+1)	1,842 (+0%)	3mo	$56,500	$31	57
610 W Hudson St	0.41mi	3/2.0 (+1)	1,636 (-11%)	0mo	$145,500	$89	56
301 E Thrush Ave	0.59mi	3/1.5 (+1)	1,716 (-6%)	2mo	$102,000	$59	55
603 W Hudson St	0.41mi	3/2.0 (+1)	1,641 (-10%)	3mo	$175,000	$107	54
3502 N Peoria Ave	0.70mi	3/2.5 (+1)	1,922 (+5%)	2mo	$176,000	$92	49

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-3,887
• Equity at exit: $13,404

10-year hold

• IRR: 4.7%
• Equity multiple: 1.33×
• Total profit: $8,410
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$471
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $179

Break-even live

Break-even rent $874

Max offer price $89,900

Occupancy floor 79%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 Knoxville Ave #2212 Peoria, IL	2.0	1.0	1284	$950	$0.74	43d	1	0.47mi
308 E Archer Ave Peoria, IL	3.0	1.0	1444	$950	$0.66	13d	1	0.52mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	20d	1	0.54mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	0.90mi
501 W Columbia Ter Unit 3 Peoria, IL	3.0	1.0	1500	$1,400	$0.93	43d	1	1.22mi

Listing history 13 events

1. 2026-05-01
   historical $1,199
2. 2026-05-01
   status Pending
3. 2026-04-30
   listed $89,900 Active
4. 2026-04-02
   listed $1,199
5. 2025-04-23
   historical $1,099
6. 2025-03-25
   listed $1,099
7. 2021-08-06
   historical
8. 2015-03-12
   soldstatus $31,000 256-char remark

   Show marketing remark (256 chars)

   Brick home with lots of character. Extra large living room with fireplace. Very spacious master suite with 1/2 bath. Hardwood floors, crown molding, arched doorways, and more. Large deck overlooking huge backyard. Sold as is with no repairs before closing.

9. 2014-10-20
   listed $46,089 256-char remark

   Show marketing remark (256 chars)

   Brick home with lots of character. Extra large living room with fireplace. Very spacious master suite with 1/2 bath. Hardwood floors, crown molding, arched doorways, and more. Large deck overlooking huge backyard. Sold as is with no repairs before closing.

10. 2004-03-26
    soldstatus $93,000
11. 2004-03-26
    soldstatus $93,000
12. 2003-10-23
    listed $95,000
13. 1999-03-18
    soldstatus $61,100

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,204
• − Mortgage interest: −$5,036
• − Property taxes: −$2,178
• − Insurance: −$450
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,615
• Taxable income: $813
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $1,951/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

-98.0% since first listed

13 events — show timeline

• 2026-05-01 Rental Removed $1,199 RMLSA
• 2026-05-01 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-30 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed for Rent $1,199 RMLSA
• 2025-04-23 Rental Removed $1,099 RMLSA
• 2025-03-25 Listed for Rent $1,099 RMLSA
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-03-12 Sold (MLS) $31,000 RMLSA as Distributed by MLS Grid
• 2014-10-20 Listed $46,089 RMLSA as Distributed by MLS Grid
• 2004-03-26 Sold (Public Records) $93,000 Public Records
• 2004-03-26 Sold (MLS) $93,000 RMLSA as Distributed by MLS Grid
• 2003-10-23 Listed $95,000 RMLSA as Distributed by MLS Grid
• 1999-03-18 Sold (Public Records) $61,100 Public Records

Property tax history

-1.1%/yr

Latest (2024): $2,178 · +4.8% YoY. Source: county tax records.