5914 S Jefferson St · Bartonville, IL 61607

$43,000

1 bd · 1.0 ba · 940 sqft · SingleFamily public records · 74 Days on market

Built 1951 5,700 sqft lot Est $56k · 24% 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 +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter or investment property! Lots of front yard, enclosed porch and parking slab in back off alley. Some newer flooring on main level. Full basement could be finished with extra bedrooms. Sold " AS IS" Letter of pre-qualification or proof of funds required with all offers. All measurements approx +/-, not guaranteed. "MOTIVATED SELLER,ANY OFFER PRESENTED WILL RECEIVE A RESPONSE WITHIN 48 HRS"

Key facts

• 5,700 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Parking pad (no garage spaces listed)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1951
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 38 x 150

Interior

• Kitchen: Kitchen on main level (laminate flooring)
• Bedrooms: Two bedrooms (one on the main level, one in the basement); Main-level bedroom approximately 10'11" x 11'08" with hardwood flooring; Basement bedroom approximately 11'03" x 9'09" with carpet
• Flooring: Hardwood in main-level bedroom; Carpet in basement bedroom and living areas noted; Laminate in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Cable available; Full basement with partial finish and walk-out access; Egress window in one bedroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.6% in Bartonville — 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 62/100 on livability (#840 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Limestone Chsd 310 (rural): math 25% / reading 35% proficiency, ranked #486 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Market conditions: 51 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $7k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $43k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1951 — 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 D-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 D 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: 2.21% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.32%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $56,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 S Adams St	0.32mi	1/1.0	977 (+4%)	8mo	$25,700	$26	72
225 Collier Ave	0.35mi	2/1.0 (+1)	980 (+4%)	9mo	$96,000	$98	64
426 W Garfield Ave	0.34mi	2/1.0 (+1)	908 (-3%)	12mo	$80,000	$88	63
601 W Franklin Ave	0.35mi	2/2.0 (+1)	882 (-6%)	1mo	$46,000	$52	63
504 W Franklin Ave	0.33mi	1/1.0	880 (-6%)	15mo	$32,500	$37	61
204 Harrison St	0.43mi	2/1.0 (+1)	972 (+3%)	11mo	$25,500	$26	61
4 Alexander Ln	0.39mi	2/1.0 (+1)	988 (+5%)	11mo	$145,000	$147	59
104 Lawndale Ave	0.45mi	2/1.0 (+1)	866 (-8%)	2mo	$60,000	$69	59
206 S Bellevue Ave	0.23mi	2/1.0 (+1)	1,002 (+7%)	20mo	$50,000	$50	57
118 W Mcclure Ave	0.15mi	2/1.5 (+1)	836 (-11%)	18mo	$50,000	$60	52
210 Anna St	0.53mi	2/1.0 (+1)	910 (-3%)	17mo	$83,500	$92	51
323 Buena Vista St	0.53mi	2/1.0 (+1)	804 (-14%)	2mo	$45,000	$56	44

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $22,009
• Equity at exit: $6,411

10-year hold

• IRR: 48.6%
• Equity multiple: 5.69×
• Total profit: $56,518
• Equity at exit: $3,718

Cash invested: $12,040 (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 61607

• Home prices YoY: -27.1%
• Active inventory: 51
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $455

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 47%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 S Adams St Bartonville, IL	2.0	1.0	768	$975	$1.27	13d	1	0.11mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	21d	1	1.07mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	21d	1	1.18mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	13d	1	1.29mi

Listing history 26 events

1. 2026-06-19
   days on market $43,000 Active 74 DOM
2. 2026-06-18
   days on market $43,000 Active 73 DOM
3. 2026-06-17
   days on market $43,000 Active 72 DOM
4. 2026-06-16
   days on market $43,000 Active 71 DOM
5. 2026-06-15
   days on market $43,000 Active 70 DOM
6. 2026-06-14
   days on market $43,000 Active 68 DOM
7. 2026-06-13
   days on market $43,000 Active 67 DOM
8. 2026-06-10
   days on market $43,000 Active 65 DOM
9. 2026-06-09
   days on market $43,000 Active 64 DOM
10. 2026-06-09
    price $43,000 Active 63 DOM
11. 2026-06-08
    days on market $50,000 Active 63 DOM
12. 2026-06-07
    days on market $50,000 Active 62 DOM
13. 2026-06-03
    days on market $50,000 Active 58 DOM
14. 2026-06-02
    days on market $50,000 Active 57 DOM
15. 2026-06-01
    days on market $50,000 Active 56 DOM
16. 2026-05-31
    days on market $50,000 Active 55 DOM
17. 2026-05-30
    days on market $50,000 Active 54 DOM
18. 2026-04-06
    listed $50,000 Active
19. 2021-08-06
    historical
20. 2012-01-31
    soldstatus $23,500
21. 2012-01-27
    soldstatus $23,500 424-char remark

    Show marketing remark (424 chars)

    Cute starter or investment property! Lots of front yard, enclosed porch and parking slab in back off alley. Some newer flooring on main level. Full basement could be finished with extra bedrooms. Sold " AS IS" Letter of pre-qualification or proof of funds required with all offers. All measurements approx +/-, not guaranteed. "MOTIVATED SELLER,ANY OFFER PRESENTED WILL RECEIVE A RESPONSE WITHIN 48 HRS"

22. 2011-11-10
    listed $29,900 424-char remark

    Show marketing remark (424 chars)

    Cute starter or investment property! Lots of front yard, enclosed porch and parking slab in back off alley. Some newer flooring on main level. Full basement could be finished with extra bedrooms. Sold " AS IS" Letter of pre-qualification or proof of funds required with all offers. All measurements approx +/-, not guaranteed. "MOTIVATED SELLER,ANY OFFER PRESENTED WILL RECEIVE A RESPONSE WITHIN 48 HRS"

23. 2006-08-02
    soldstatus $70,000
24. 2006-07-27
    soldstatus $69,900
25. 2006-06-26
    listed $69,900
26. 2003-07-03
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $11,421
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$1,251
• Taxable income: $5,074
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,239/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: Limestone Chsd 310
• NCES district ID: 1722950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 4.00%
• Median HH income: $49,759
• Composite: 28.99/100
• National rank: #11932
• State rank: #486 of 919 in IL

Livability — Bartonville

• Score: 62/100
• State rank: #840
• US rank: #16553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartonville, IL
• Population (ZIP): 10,734

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Vietnamese 1% 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: ▼ -71.81%
• Current HPI: 193.6234
• Rent YoY: —
• Metro: —
• 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

+42.9% since first listed

9 events — show timeline

• 2026-04-06 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-01-31 Sold (Public Records) $23,500 Public Records
• 2012-01-27 Sold (MLS) $23,500 RMLSA as Distributed by MLS Grid
• 2011-11-10 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2006-08-02 Sold (Public Records) $70,000 Public Records
• 2006-07-27 Sold (MLS) $69,900 RMLSA as Distributed by MLS Grid
• 2006-06-26 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2003-07-03 Sold (Public Records) $35,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $3,214 · +5.9% YoY. Source: county tax records.