117 Hill St · Bartonville, IL 61607-1947

$100,000

3 bd · 1.0 ba · 1,189 sqft · SingleFamily · 28 Days on market

Built 1930 Good condition 8,276 sqft lot Est $124k · 19% under ↓ 17% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks

minutes from Bartonville grade school.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage (1 car); Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Built in 1930
• Exterior features: Shingle roof; Sloped lot

Interior

• Kitchen: Kitchen with laminate flooring
• Bedrooms: 3 bedrooms (one on main level, others on upper level)
• Flooring: Luxury vinyl plank in living and family rooms and one bedroom; Carpet in two upper-level bedrooms; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Dishwasher; Microwave; Full basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $78 ($942/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (2.6% below list).
• Recommended offer: $97k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.5% 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: Bartonville Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 230 students, 0% FRL); Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Limestone Chsd 310 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $97,411 (2.6% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
4. 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?
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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $123,656
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Lewis Ct	0.21mi	4/2.0 (+1)	1,212 (+2%)	2mo	$130,000	$107	76
320 Treasure St	0.27mi	4/1.0 (+1)	1,227 (+3%)	12mo	$85,000	$69	67
123 Roosevelt St	0.15mi	3/2.0	1,132 (-5%)	17mo	$55,000	$49	67
107 Argentina Ave	0.49mi	3/1.0	1,130 (-5%)	4mo	$118,000	$104	66
114 Amsler St	0.23mi	3/1.0	1,235 (+4%)	21mo	$128,750	$104	65
106 Anna St	0.54mi	3/1.5	1,256 (+6%)	8mo	$161,000	$128	57
507 W Garfield Ave	0.47mi	3/1.0	1,220 (+3%)	22mo	$125,000	$102	55
6107 S Adams St	0.27mi	3/2.0	1,320 (+11%)	21mo	$45,000	$34	48
100 S Sanderson Ave	0.71mi	3/1.0	1,024 (-14%)	5mo	$146,200	$143	40
332 Harris Ln	0.35mi	2/1.0 (-1)	1,016 (-15%)	21mo	$105,000	$103	37

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: 10.6%
• Equity multiple: 1.61×
• Total profit: $17,059
• Equity at exit: $44,964

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $53,760
• Equity at exit: $69,295

Cash invested: $28,000 (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 61607-1947

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $78

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $148	-5% $113	+0% $78	+5% $44	+10% $9
Rent	-10% $2	-5% $40	+0% $78	+5% $117	+10% $155
Rate	-1.0pp $129	-0.5pp $104	base $78	+0.5pp $53	+1.0pp $26

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 S Adams St Bartonville, IL	2.0	1.0	768	$975	$1.27	15d	1	0.05mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	23d	1	1.08mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	15d	1	1.17mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   price $100,000
3. 2026-04-20
   listed $119,900 Active

ⓘ 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: $11,689
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,909
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,108/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and rental value
• Both install new window treatments — enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both install new window treatments — enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.6% since first listed

3 events — show timeline

• 2026-05-20 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-18 Price Changed $100,000 RMLSA as Distributed by MLS Grid
• 2026-04-20 Listed $119,900 RMLSA as Distributed by MLS Grid