Peoria, IL
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.26×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Illinois
- 2.49×-0.22
- vs U.S.
- 3.43×-1.17
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
17.6%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Illinois
- 20.6%-3.0
- vs U.S.
- 23.3%-5.7
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.05%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Illinois
- 5.30%
- vs U.S.
- 4.35%+0.70
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.06%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Illinois
- -0.07%+0.01
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
0.64
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Illinois
- 1.23
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.6%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Illinois
- 5.3%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+44.9%
homeValues.yearOverYear
+5.8%
Median home value
$160,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $818 | $9,816 | 13.9% |
| 2 BR | $1,039 | $12,468 | 17.6% |
| 3 BR | $1,346 | $16,152 | 22.8% |
Labor market direction
Unemployment
5.6%
Median household income
$70,872
What's being built
Total TTM
256
+47.7% YoY
Single-family
204
2–4 unit
28
5+ unit
24
All 6 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Peoria County | 181,186 | $152,600 | $64,938 | 78 | +18.2% |
| Tazewell County | 131,276 | $164,500 | $76,704 | 120 | +84.6% |
| Woodford County | 38,414 | $193,800 | $85,629 | 34 | +9.7% |
| Fulton County | 33,691 | $102,500 | $58,617 | 17 | +21.4% |
| Marshall County | 11,740 | $137,800 | $69,818 | 4 | |
| Stark County | 5,395 | $103,500 | $62,284 | 3 | +50.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Peoria | 401,702 | $70,872 | 2.26× | 5.05% | +44.9% | 0.64 | 5.6% |
| Fort Wayne, IN | 419,715 | $69,378 | — | — | +65.4% | — | 2.5% |
| Davenport-Moline-Rock Island, IA-IL | 382,983 | $71,925 | — | — | +41.9% | — | 5.1% |
| Salisbury, MD-DE | 421,982 | $69,592 | — | — | +59.5% | — | 3.9% |
| Savannah, GA | 406,575 | $74,632 | — | — | +72.8% | — | 2.8% |
| Eugene-Springfield, OR | 382,218 | $69,311 | — | — | +40.8% | — | 5.0% |
Where people are moving in from
Net migration
-243
-0.06% of population
| Origin county | Tax returns |
|---|---|
| Peoria County, IL | 1,443 |
| Tazewell County, IL | 1,231 |
| McLean County, IL | 496 |
| Woodford County, IL | 416 |
| Cook County, IL | 328 |
| Fulton County, IL | 185 |
Who lives in Peoria
- Median age
- 40
- Bachelor's+
- 31.6%
- Owner-occupancy
- 72.9%
- Vacancy rate
- 8.9%
- Rent burdened (30%+)
- 41.9%
- Median household income
- $70,872
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.