4013 N Columbus Ave · Peoria, IL 61603

$68,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 12 Days on market

Built 1935 5,227 sqft lot Est $86k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS TAKE NOTE! 2 BEDROOM RANCH HOME NESTLED IN THE HEART OF PEORIA CURRENTLY RENTED FOR $700 PER MONTH GENERATING $8,400 ANNUALLY! START OR BUILD YOUR INVESTMENT PORTFOLIO TODAY!

Key facts

• Roof and siding done
• Large garage
• Furnace new

Tags

• NEWLY RENOVATED
• ROOF AND SIDING DONE
• FURNACE NEW
• LARGE GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 125
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1935
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (one on main level, one on upper level)
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: Refrigerator; Washer; Dryer; No basement
• Laundry & utility: Laundry room on main level; Washer and dryer included

🏷️ Possibly a rental listed for sale. The $68,000 price doesn't fit this home's estimated sale value (~$86,460) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 12.6% 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+, 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: Hines Primary School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 435 students, 0% FRL); Von Steuben Middle School (math 0% / reading 0%, grade F, #665 of 665 statewide, top 100%, 269 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 (+3.5%/yr); 104 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 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 + 3.5% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $68k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1935 — 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: 1.55% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $86,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3824 N Dayton Ave	0.16mi	2/1.0	672 (+2%)	6mo	$65,000	$97	84
3824 N Ashton Ave	0.14mi	2/1.0	676 (+2%)	10mo	$90,000	$133	81
1315 E Rouse Ave	0.17mi	2/1.0	700 (+6%)	12mo	$77,500	$111	72
1408 E Moneta Ave	0.32mi	2/1.0	624 (-6%)	5mo	$115,000	$184	72
3915 N Dayton Ave	0.09mi	2/1.0	581 (-12%)	8mo	$60,000	$103	69
1107 E Hines Ave	0.30mi	2/1.0	620 (-6%)	10mo	$95,000	$153	67
1308 E London Ave	0.44mi	2/1.0	676 (+2%)	13mo	$110,000	$163	65
3905 N Illinois Ave	0.52mi	2/1.0	672 (+2%)	13mo	$88,000	$131	62
4100 N Illinois Dr	0.47mi	2/1.0	736 (+12%)	5mo	$77,000	$105	55
4415 N Constantine Ave	0.33mi	2/1.0	744 (+13%)	12mo	$129,900	$175	54
1424 E Elmhurst Ave	0.74mi	2/1.0	651 (-1%)	14mo	$46,000	$71	52
705 E Lake Ave	0.65mi	2/1.0	740 (+12%)	10mo	$95,000	$128	41

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $12,217
• Equity at exit: $10,139

10-year hold

• IRR: 24.9%
• Equity multiple: 3.21×
• Total profit: $42,104
• Equity at exit: $5,879

Cash invested: $19,040 (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 61603

• Home prices YoY: -31.8%
• Rents YoY: 3.5%
• Active inventory: 104
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$357
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $356

Break-even live

Break-even rent $603

Max offer price $68,000

Occupancy floor 61%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	0.52mi
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	43d	1	1.04mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	1.05mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	13d	1	1.34mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	1.34mi

Listing history 17 events

1. 2026-06-03
   statusdays on market $68,000 Pending 12 DOM
2. 2026-06-02
   days on market $68,000 Active 11 DOM
3. 2026-06-01
   days on market $68,000 Active 10 DOM
4. 2026-05-31
   days on market $68,000 Active 9 DOM
5. 2026-05-30
   pricedays on market $68,000 Active 8 DOM
6. 2026-05-22
   listed $72,500 Active
7. 2025-12-17
   historical
8. 2022-10-20
   soldstatus $35,000 Closed 184-char remark

   Show marketing remark (184 chars)

   INVESTORS TAKE NOTE! 2 BEDROOM RANCH HOME NESTLED IN THE HEART OF PEORIA CURRENTLY RENTED FOR $700 PER MONTH GENERATING $8,400 ANNUALLY! START OR BUILD YOUR INVESTMENT PORTFOLIO TODAY!

9. 2022-10-08
   status Pending 184-char remark

   Show marketing remark (184 chars)

   INVESTORS TAKE NOTE! 2 BEDROOM RANCH HOME NESTLED IN THE HEART OF PEORIA CURRENTLY RENTED FOR $700 PER MONTH GENERATING $8,400 ANNUALLY! START OR BUILD YOUR INVESTMENT PORTFOLIO TODAY!

10. 2022-10-04
    listed $34,900 Active 184-char remark

    Show marketing remark (184 chars)

    INVESTORS TAKE NOTE! 2 BEDROOM RANCH HOME NESTLED IN THE HEART OF PEORIA CURRENTLY RENTED FOR $700 PER MONTH GENERATING $8,400 ANNUALLY! START OR BUILD YOUR INVESTMENT PORTFOLIO TODAY!

11. 2021-08-06
    historical
12. 2021-08-06
    historical
13. 2021-08-06
    historical
14. 2006-09-01
    soldstatus $37,000
15. 2006-08-31
    soldstatus $36,900
16. 2006-06-11
    listed $36,900
17. 2005-05-16
    soldstatus $38,000

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$225/yr (+$19/mo · 20.6%)

ⓘ 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 ≥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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,643
• − Mortgage interest: −$3,809
• − Property taxes: −$1,093
• − Insurance: −$340
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,978
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,460/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): 15,356
• Household income: $41,618
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 849.0

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 0.68)
• Race & ethnicity: Black 43% White 36% Two or more races 12% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 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: ▼ -65.98%
• Current HPI: 141.5343
• Rent YoY: ▲ 3.49%
• 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

+90.8% since first listed

12 events — show timeline

• 2026-05-22 Listed $72,500 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2022-10-20 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2022-10-08 Pending — RMLSA as Distributed by MLS Grid
• 2022-10-04 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) $37,000 Public Records
• 2006-08-31 Sold (MLS) $36,900 RMLSA as Distributed by MLS Grid
• 2006-06-11 Listed $36,900 RMLSA as Distributed by MLS Grid
• 2005-05-16 Sold (Public Records) $38,000 Public Records

Property tax history

+6.9%/yr

Latest (2024): $1,093 · +4.8% YoY. Source: county tax records.