2819 W Marquette St · Peoria, IL 61605

$49,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 206 Days on market

Built 1954 6,708 sqft lot $56/sqft · 49% above area Est $34k · 49% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment opportunity, downsize or first time home. Currently being rented for $625 by a great long term tenant who would love to stay. 2 bed, 1.5 bath home. Kitchen has laminate floors. Full bath in between the 2 bedrooms. Basement could easily be finished. Fenced yard with alley access. 1 car detached garage.

Key facts

• Long term tenant
• Alley access
• Laminate floors

Tags

• INVESTMENT OPPORTUNITY
• LONG TERM TENANT
• LAMINATE FLOORS
• FENCED YARD
• ALLEY ACCESS
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

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 ($993 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $993/mo this rent would consume 45% 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 $661 of equity ($345 loan paydown + $316 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.99% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.89%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (median comp): $33,505
• List price: $49,900
• Delta: 48.93%
• 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
2813 W Marquette St	0.02mi	1/1.0 (-1)	850 (-5%)	1mo	$20,000	$24	85
2506 W Humboldt St	0.41mi	3/1.0 (+1)	908 (+1%)	2mo	$10,000	$11	71
3021 W Malone St	0.21mi	2/1.0	1,000 (+12%)	1mo	$17,000	$17	70
2722 W Marquette St	0.07mi	3/1.0 (+1)	1,008 (+12%)	6mo	$35,000	$35	66
3135 W Starr St	0.39mi	3/1.0 (+1)	960 (+7%)	1mo	$100,000	$104	64
3203 W Proctor Pl	0.32mi	2/1.0	793 (-12%)	6mo	$33,500	$42	61
2000 W Antoinette St	0.68mi	2/1.0	924 (+3%)	2mo	$57,500	$62	61
2725 W Lincoln Ave	0.32mi	2/1.0	770 (-14%)	2mo	$32,100	$42	60
1404 S Arago St	0.49mi	3/— (+1)	828 (-8%)	2mo	$2,500	$3	58
2322 W Marquette St	0.40mi	2/1.0	768 (-14%)	2mo	$33,000	$43	56
1500 S Westmoreland Ave	0.58mi	3/1.0 (+1)	820 (-8%)	4mo	$8,500	$10	50
2211 W Butler St	0.70mi	2/1.0	796 (-11%)	2mo	$27,500	$35	47

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: 31.9%
• Equity multiple: 2.61×
• Total profit: $22,446
• Equity at exit: $16,088

10-year hold

• IRR: 34.7%
• Equity multiple: 5.07×
• Total profit: $56,877
• Equity at exit: $20,666

Cash invested: $13,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$262
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $351

Break-even live

Break-even rent $549

Max offer price $49,900

Occupancy floor 60%

Sensitivity live

Price	-10% $379	-5% $365	+0% $351	+5% $337	+10% $322
Rent	-10% $272	-5% $311	+0% $351	+5% $390	+10% $429
Rate	-1.0pp $376	-0.5pp $363	base $351	+0.5pp $338	+1.0pp $325

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 W Antoinette St Peoria, IL	2.0	1.0	720	$1,149	$1.60	22d	1	0.04mi
3001 W Wiswall St Peoria, IL	2.0	1.0	1000	$1,100	$1.10	14d	1	0.28mi
906 S Tonti Cir Peoria, IL	2.0	1.0	780	$950	$1.22	14d	1	0.28mi
3031 W Wiswall St Peoria, IL	2.0	1.0	1100	$1,100	$1.00	14d	1	0.32mi
2804 W Humboldt St Peoria, IL	3.0	1.0	1060	$995	$0.94	14d	1	0.34mi
2320 W Garden St Peoria, IL	2.0	1.0	1096	$1,000	$0.91	45d	1	0.43mi
2116 W Proctor St Peoria, IL	2.0	1.0	912	$879	$0.96	14d	1	0.58mi
1507 S Livingston St Peoria, IL	2.0	1.0	842	$946	$1.12	45d	1	0.62mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	14d	1	0.68mi
2317 W Martin Luther King Junior Dr Unit 2-214 Peoria, IL	2.0	1.0	807	$800	$0.99	45d	1	0.70mi
2317 W Martin Luther King Junior Dr Peoria, IL	1.0–2.0	1.0	697	$800	$1.15	14d	3	0.70mi
2317 W Martin Luther King Junior Dr Unit 1-106 Peoria, IL	1.0	1.0	588	$775	$1.32	45d	1	0.70mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	22d	1	0.84mi
928 S Matthew St Peoria, IL	2.0	1.0	1080	$748	$0.69	14d	1	0.99mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	22d	1	1.06mi
945 S Shelley St Peoria, IL	1.0–3.0	1.0–2.0	929	$910	$0.98	14d	1	1.09mi
1540 W Kettelle St Peoria, IL	3.0	1.0	1001	$748	$0.75	14d	1	1.17mi
1401 W Adrian G Hinton Ave Peoria, IL	2.0	1.0	1100	$775	$0.70	45d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $49,900 Active 206 DOM
2. 2026-06-18
   days on market $49,900 Active 205 DOM
3. 2026-06-17
   days on market $49,900 Active 204 DOM
4. 2026-06-16
   days on market $49,900 Active 203 DOM
5. 2026-06-15
   days on market $49,900 Active 202 DOM
6. 2026-06-14
   days on market $49,900 Active 200 DOM
7. 2026-06-13
   days on market $49,900 Active 199 DOM
8. 2026-06-10
   days on market $49,900 Active 197 DOM
9. 2026-06-09
   days on market $49,900 Active 196 DOM
10. 2026-06-08
    days on market $49,900 Active 195 DOM
11. 2026-06-07
    days on market $49,900 Active 194 DOM
12. 2026-06-03
    days on market $49,900 Active 190 DOM
13. 2026-06-02
    days on market $49,900 Active 189 DOM
14. 2026-06-01
    days on market $49,900 Active 188 DOM
15. 2026-05-31
    days on market $49,900 Active 187 DOM
16. 2026-05-30
    days on market $49,900 Active 186 DOM
17. 2026-01-10
    status Active 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity, downsize or first time home. Currently being rented for $625 by a great long term tenant who would love to stay. 2 bed, 1.5 bath home. Kitchen has laminate floors. Full bath in between the 2 bedrooms. Basement could easily be finished. Fenced yard with alley access. 1 car detached garage.

18. 2025-12-05
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity, downsize or first time home. Currently being rented for $625 by a great long term tenant who would love to stay. 2 bed, 1.5 bath home. Kitchen has laminate floors. Full bath in between the 2 bedrooms. Basement could easily be finished. Fenced yard with alley access. 1 car detached garage.

19. 2025-10-17
    listed $49,900 Active 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity, downsize or first time home. Currently being rented for $625 by a great long term tenant who would love to stay. 2 bed, 1.5 bath home. Kitchen has laminate floors. Full bath in between the 2 bedrooms. Basement could easily be finished. Fenced yard with alley access. 1 car detached garage.

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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 7/10 Severe FEMA zone X · 77% 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: $11,915
• − Mortgage interest: −$2,795
• − Property taxes: −$1,149
• − Insurance: −$916
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,452
• Taxable income: $3,697
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $3,321/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

4 events — show timeline

• 2026-01-10 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-05 Pending — RMLSA as Distributed by MLS Grid
• 2025-10-17 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $1,149 · +4.8% YoY. Source: county tax records.