5209 N Glen Elm Dr · Peoria Heights, IL 61616

$114,900

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 7 Days on market

Built 1948 6,098 sqft lot $170/sqft · 19% above area Est $96k · 19% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully updated 2-bedroom, 1-bath home located in stunning Peoria Heights. From the moment you walk in, you’ll notice the fresh, modern feel with all new paint throughout and thoughtfully upgraded finishes at every turn. The kitchen shines with crisp white shaker cabinets featuring soft-close functionality, paired with sleek new appliances that add both style and durability. The fully refreshed bathroom offers a clean, contemporary look with new tile, updated vanity, and modern lighting. Throughout the home, you’ll find all new hardware—including updated door handles and light fixtures—creating a cohesive, elevated feel. Enjoy the added efficiency

Key facts

• Updated finishes
• New tile
• Refreshed bathroom

Tags

• UPDATED FINISHES
• WHITE SHAKER CABINETS
• SOFT-CLOSE FUNCTIONALITY
• NEW APPLIANCES
• REFRESHED BATHROOM
• NEW TILE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: On-street parking; Parking pad; Paved parking
• Utilities: Public water and public sewer
• Home design: Single family residence; Residential zoning; Shingle roof
• Construction: Built in 1948
• Exterior features: Level lot; Paved road

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms (one on the main level, one on the main level listed as Bedroom 1 and Bedroom 2 with egress windows; additional levels include upper level, lower level, basement and other/third floor areas noted)
• Flooring: Carpet in bedrooms and living areas; Tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Microwave; Refrigerator; Owned water softener; No basement; No fireplaces
• Laundry & utility: Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peoria Heights Grade School (math 7% / reading 14%, grade F, #1,473 of 2,056 statewide, top 72%, 546 students, 0% FRL); Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $794 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1948 — 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: 1.20% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $96,411
• List price: $114,900
• Delta: 19.18%
• 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
5209 N Glen Elm Dr	0.00mi	2/1.0	676 (0%)	0mo	$110,000	$163	100
5215 N Glen Elm Dr	0.02mi	2/1.0	676 (0%)	9mo	$105,200	$156	92
5008 N Best St	0.17mi	2/1.0	676 (0%)	2mo	$124,900	$185	91
5002 Glen Elm Dr	0.21mi	2/1.0	676 (0%)	1mo	$133,000	$197	89
5014 N Best St	0.15mi	2/1.0	676 (0%)	6mo	$87,500	$129	88
5216 N Roberts Rd	0.09mi	2/1.0	738 (+9%)	2mo	$124,000	$168	78
5122 N Willard Rd	0.15mi	2/1.0	720 (+6%)	6mo	$105,000	$146	77
5210 N Willard Rd	0.14mi	3/1.0 (+1)	720 (+6%)	13mo	$55,000	$76	67
5517 N Humboldt Ave	0.27mi	2/1.0	752 (+11%)	11mo	$116,200	$155	60
5019 N Belmont Pl	0.27mi	1/1.0 (-1)	617 (-9%)	12mo	$85,000	$138	58
911 E Moneta Ave	0.74mi	2/1.0	720 (+6%)	0mo	$95,000	$132	54
515 E Marietta Ave	0.56mi	2/2.0	736 (+9%)	2mo	$104,900	$143	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,098
• Equity at exit: $17,132

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $26,376
• Equity at exit: $9,934

Cash invested: $32,172 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $309

Break-even live

Break-even rent $986

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $374	-5% $342	+0% $309	+5% $277	+10% $244
Rent	-10% $201	-5% $255	+0% $309	+5% $364	+10% $418
Rate	-1.0pp $367	-0.5pp $339	base $309	+0.5pp $280	+1.0pp $249

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	44d	1	0.21mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	14d	1	0.50mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	0.50mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	14d	1	0.61mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	14d	1	0.80mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	14d	4	1.37mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.44mi

Listing history 10 events

1. 2026-05-14
   listed $114,900 Active 896-char remark
2. 2026-04-19
   status Pending
3. 2026-04-19
   historical
4. 2026-04-18
   listed Active
5. 2026-04-13
   historical
6. 2026-03-31
   historical
7. 2009-09-11
   soldstatus $46,500
8. 2009-09-11
   soldstatus $46,500
9. 2009-07-08
   listed $51,900
10. 1999-06-30
    soldstatus $40,500

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$534/yr (+$45/mo · 34.7%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,528
• − Mortgage interest: −$6,436
• − Property taxes: −$1,539
• − Insurance: −$574
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,343
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,235/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety B+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+171.6% since first listed

13 events — show timeline

• 2026-06-10 Sold (Public Records) $110,000 Public Records
• 2026-06-05 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2026-05-21 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-14 Listed $114,900 RMLSA as Distributed by MLS Grid
• 2026-04-19 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-04-18 Listed — RMLSA as Distributed by MLS Grid
• 2026-04-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-03-31 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-09-11 Sold (Public Records) $46,500 Public Records
• 2009-09-11 Sold (MLS) $46,500 RMLSA as Distributed by MLS Grid
• 2009-07-08 Listed $51,900 RMLSA as Distributed by MLS Grid
• 1999-06-30 Sold (Public Records) $40,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,539 · +6.4% YoY. Source: county tax records.