1800 N Machin Ave · Peoria, IL 61604

$55,000

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 83 Days on market

Built 1930 10,454 sqft lot ↓ 16% 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
• 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

Centrally located and well-maintained, this updated home offers comfort, efficiency, and convenience less than 10 minutes from OSF HealthCare, Northwoods Mall, and Komatsu. The seller is looking for a quick sale, recent price reduction! Seller is considering offers — bring your best offer! Garage Carport Combo Built 4 years ago! Roof Installed 4 years ago! DOUBLE LOT!! The home features a Tesla solar panel system designed to help lower monthly electric bills. Panels are leased and will transfer to the buyer at closing; per Sunrun representative, panel ownership transfers once the lease is paid off. Enjoy long-term peace of mind with a newer roof and detached garage, both built just

Key facts

• Private garden area
• Private driveway
• Rare double lot

Tags

• TESLA SOLAR PANEL SYSTEM
• DETACHED GARAGE
• RARE DOUBLE LOT
• PRIVATE DRIVEWAY
• CHAIN-LINK FENCED BACKYARD
• PRIVATE GARDEN AREA

Property features AI

Finance

• Other: Well-kept home with value-add potential

Exterior

• Parking: Carport; Parking garage; 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; New roof (installed ~4 years ago); New garage (installed ~4 years ago); Solar panels for reduced electric bills
• Construction: Shingle roof; Built in 1930
• Exterior features: Fenced yard; Private driveway; Double lot; Garden planters; BBQ / firepit area

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (one on main level, one on upper level, one in basement/lower level)
• Flooring: Hardwood in one bedroom; Vinyl flooring in bedrooms and kitchen; Other flooring in one basement bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partially finished basement; Egress windows in two bedrooms; Refrigerator included
• Laundry & utility: Dry basement with potential for conversion (possible 3rd bedroom)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1930 — 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: 1.69% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.35%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $27,456
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 N Broadway St	0.05mi	1/1.0	616 (-1%)	23mo	$23,000	$37	76
1808 N Broadway St	0.08mi	1/1.5	646 (+4%)	23mo	$28,500	$44	69
1703 N Valley Ave	0.17mi	2/1.0 (+1)	676 (+8%)	9mo	$28,000	$41	66
1717 N Valley Ave	0.15mi	2/1.0 (+1)	676 (+8%)	13mo	$18,000	$27	63
2309 N Flora Ave	0.58mi	1/1.0	600 (-4%)	8mo	$47,000	$78	60
1715 N Bourland Ave	0.11mi	2/1.0 (+1)	676 (+8%)	20mo	$24,466	$36	59
1629 N Bourland Ave	0.14mi	2/1.0 (+1)	676 (+8%)	21mo	$32,000	$47	57
417 W Nebraska Ave	0.46mi	2/1.0 (+1)	672 (+8%)	8mo	$50,000	$74	54
2222 N Ellis St	0.52mi	2/1.0 (+1)	704 (+13%)	4mo	$35,000	$50	46

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: 20.6%
• Equity multiple: 1.83×
• Total profit: $12,811
• Equity at exit: $8,201

10-year hold

• IRR: 28.3%
• Equity multiple: 3.43×
• Total profit: $37,379
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $929 high
• Mortgage (P&I): −$288
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $351

Break-even live

Break-even rent $484

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $382	-5% $367	+0% $351	+5% $335	+10% $320
Rent	-10% $278	-5% $314	+0% $351	+5% $388	+10% $424
Rate	-1.0pp $379	-0.5pp $365	base $351	+0.5pp $337	+1.0pp $322

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1703 N Valley Ave Peoria, IL	2.0	1.0	676	$1,200	$1.78	14d	1	0.18mi
2214 N Linsley St Peoria, IL	2.0	1.0	575	$550	$0.96	45d	1	0.41mi
905 W Thrush Ave Peoria, IL	2.0	1.0	750	$950	$1.27	22d	1	0.43mi
905 N Sheridan Rd Unit F Peoria, IL	1.0	1.0	650	$900	$1.38	45d	1	0.77mi
1505 N Peoria Ave Peoria, IL	1.0	1.0	525	$1,006	$1.92	14d	4	0.85mi
711 Morton St Apt A Peoria, IL	—	1.0	400	$655	$1.64	14d	1	1.39mi

Listing history 21 events

1. 2026-06-19
   days on market $55,000 Active 83 DOM
2. 2026-06-18
   days on market $55,000 Active 82 DOM
3. 2026-06-17
   days on market $55,000 Active 81 DOM
4. 2026-06-16
   days on market $55,000 Active 80 DOM
5. 2026-06-15
   days on market $55,000 Active 79 DOM
6. 2026-06-14
   days on market $55,000 Active 77 DOM
7. 2026-06-13
   days on market $55,000 Active 76 DOM
8. 2026-06-10
   days on market $55,000 Active 74 DOM
9. 2026-06-09
   days on market $55,000 Active 73 DOM
10. 2026-06-08
    days on market $55,000 Active 72 DOM
11. 2026-06-07
    pricedays on market $55,000 Active 71 DOM
12. 2026-06-03
    days on market $80,000 Active 67 DOM
13. 2026-06-02
    days on market $80,000 Active 66 DOM
14. 2026-06-01
    days on market $80,000 Active 65 DOM
15. 2026-05-31
    days on market $80,000 Active 64 DOM
16. 2026-05-30
    days on market $80,000 Active 63 DOM
17. 2026-05-21
    status Active
18. 2026-05-21
    price $80,000
19. 2026-04-25
    historical Under Contract
20. 2026-04-09
    price $85,000
21. 2026-03-28
    listed $95,000 Active

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: +$197/yr (+$16/mo · 23.1%)

ⓘ 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 · 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: $11,142
• − Mortgage interest: −$3,081
• − Property taxes: −$854
• − Insurance: −$275
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$1,600
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,360/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

-15.8% since first listed

5 events — show timeline

• 2026-05-21 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-21 Price Changed $80,000 RMLSA as Distributed by MLS Grid
• 2026-04-25 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-09 Price Changed $85,000 RMLSA as Distributed by MLS Grid
• 2026-03-28 Listed $95,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2024): $854 · +4.8% YoY. Source: county tax records.