2317 W Hudson St · Peoria, IL 61604

$70,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 78 Days on market

Built 1940 6,500 sqft lot $90/sqft · 17% above area Est $60k · 17% over ↓ 6% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave PA1265325, Peoria IL and 820 W Virginia Ave, Peoria IL PA1265327. See associated docs for rental information.

Key facts

• 6,500 sq ft lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $22k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.49% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (median comp): $60,053
• List price: $70,000
• Delta: 16.56%
• 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
2318 W Albany Ave	0.03mi	2/1.0	775 (0%)	7mo	$37,500	$48	93
3341 N Leroy Ave	0.16mi	2/1.0	768 (-1%)	5mo	$49,000	$64	86
2315 W Hudson St	0.01mi	3/2.0 (+1)	791 (+2%)	6mo	$87,900	$111	82
2050 W Wilson Ave	0.35mi	2/1.5	752 (-3%)	8mo	$84,900	$113	70
2010 W Arrowhead Ln	0.49mi	2/1.0	780 (+1%)	9mo	$112,000	$144	69
2046 W Wilson Ave	0.36mi	2/1.0	739 (-5%)	9mo	$65,000	$88	68
2909 N Victoria Ave	0.24mi	2/1.0	672 (-13%)	1mo	$125,000	$186	66
3012 N Wilson Dr	0.46mi	2/1.0	744 (-4%)	9mo	$99,000	$133	64
3444 N Gale Ave	0.31mi	3/1.0 (+1)	720 (-7%)	8mo	$78,000	$108	62
2029 W Forrest Hill Ave	0.26mi	2/1.0	672 (-13%)	7mo	$60,000	$89	60
3302 N Gale Ave	0.28mi	1/1.0 (-1)	680 (-12%)	4mo	$54,500	$80	58
3119 N Western Ave	0.44mi	2/1.0	663 (-14%)	3mo	$49,000	$74	53

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: 9.8%
• Equity multiple: 1.38×
• Total profit: $7,538
• Equity at exit: $10,437

10-year hold

• IRR: 18.4%
• Equity multiple: 2.48×
• Total profit: $28,964
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$367
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $307

Break-even live

Break-even rent $654

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 N Rockwood Dr Apt B Peoria, IL	2.0	1.0	800	$895	$1.12	13d	1	0.24mi
2511 W Wardcliffe Dr Unit H Peoria, IL	2.0	1.0	800	$875	$1.09	43d	1	0.25mi
2700 W Forrest Hill Ave Peoria, IL	2.0	1.0	850	$850	$1.00	43d	1	0.26mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	0.39mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	0.51mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	13d	3	0.62mi
2805 W Larchmont Ln Peoria, IL	1.0–2.0	1.0	695	$1,060	$1.53	13d	3	0.76mi
4010 N Brandywine Dr Peoria, IL	1.0–2.0	1.0–2.0	797	$1,082	$1.36	13d	17	0.89mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	13d	1	0.95mi
3438 W Villa Rdg Unit A Peoria, IL	2.0	1.5	874	$1,200	$1.37	21d	1	0.97mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	26	1.07mi
3108 N Parish Ave Peoria, IL	3.0	1.5	967	$1,750	$1.81	43d	1	1.14mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	1.24mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	1.27mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.37mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	43d	1	1.40mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.42mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.50mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	21d	1	1.50mi

Listing history 30 events

1. 2026-06-19
   days on market $70,000 Active 78 DOM
2. 2026-06-18
   pricedays on market $70,000 Active 77 DOM
3. 2026-06-17
   days on market $75,000 Active 76 DOM
4. 2026-06-16
   days on market $75,000 Active 75 DOM
5. 2026-06-15
   days on market $75,000 Active 74 DOM
6. 2026-06-14
   days on market $75,000 Active 72 DOM
7. 2026-06-13
   days on market $75,000 Active 71 DOM
8. 2026-06-10
   days on market $75,000 Active 69 DOM
9. 2026-06-09
   days on market $75,000 Active 68 DOM
10. 2026-06-08
    days on market $75,000 Active 67 DOM
11. 2026-06-07
    days on market $75,000 Active 66 DOM
12. 2026-06-03
    days on market $75,000 Active 62 DOM
13. 2026-06-02
    days on market $75,000 Active 61 DOM
14. 2026-06-01
    days on market $75,000 Active 60 DOM
15. 2026-05-31
    days on market $75,000 Active 59 DOM
16. 2026-05-30
    days on market $75,000 Active 58 DOM
17. 2026-05-18
    price $75,000 219-char remark

    Show marketing remark (219 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave PA1265325, Peoria IL and 820 W Virginia Ave, Peoria IL PA1265327. See associated docs for rental information.

18. 2026-04-10
    price $83,333 219-char remark

    Show marketing remark (219 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave PA1265325, Peoria IL and 820 W Virginia Ave, Peoria IL PA1265327. See associated docs for rental information.

19. 2026-04-02
    listed $91,665 Active 219-char remark

    Show marketing remark (219 chars)

    Great investment opportunity! This property must be purchased as part of a 3 pack along with 3325 N Leroy Ave PA1265325, Peoria IL and 820 W Virginia Ave, Peoria IL PA1265327. See associated docs for rental information.

20. 2023-06-26
    soldstatus $143,370
21. 2023-06-23
    soldstatus $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

22. 2023-05-24
    listed $44,000 22-char remark

    Show marketing remark (22 chars)

    SOLD ON ONE TIME SHOW.

23. 2018-12-17
    soldstatus $38,030
24. 2018-06-25
    listed $45,400
25. 2014-05-02
    soldstatus $37,000
26. 2014-05-01
    soldstatus $37,000
27. 2014-03-26
    listed $37,000
28. 2014-02-28
    soldstatus $30,000
29. 2013-12-05
    listed $33,900
30. 2004-06-10
    soldstatus $80,000

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$71/yr (+$6/mo · 4.9%)

ⓘ 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: $12,518
• − Mortgage interest: −$3,921
• − Property taxes: −$1,446
• − Insurance: −$350
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,036
• Taxable income: $2,762
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,025/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

-6.2% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-04-10 Price Changed $83,333 RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed $91,665 RMLSA as Distributed by MLS Grid
• 2023-06-26 Sold (Public Records) $143,370 Public Records
• 2023-06-23 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2023-05-24 Listed $44,000 RMLSA as Distributed by MLS Grid
• 2018-12-17 Sold (MLS) $38,030 RMLSA as Distributed by MLS Grid
• 2018-06-25 Listed $45,400 RMLSA as Distributed by MLS Grid
• 2014-05-02 Sold (Public Records) $37,000 Public Records
• 2014-05-01 Sold (MLS) $37,000 RMLSA as Distributed by MLS Grid
• 2014-03-26 Listed $37,000 RMLSA as Distributed by MLS Grid
• 2014-02-28 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2013-12-05 Listed $33,900 RMLSA as Distributed by MLS Grid
• 2004-06-10 Sold (Public Records) $80,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,446 · +4.8% YoY. Source: county tax records.