1008 Collins Ct · Bartonville, IL 61607

$104,900

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 45 Days on market

Built 1962 Est $157k · 33% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

Welcome home to this 3-bedroom, 1-bath ranch offering approximately 1200 square feet in a quiet established neighborhood. Inside, the home features a practical and comfortable layout that feels easy to live in, with plenty of natural light and a warm welcoming flow throughout. Step outside to enjoy the large, fenced backyard perfect for summer gatherings, gardening, pets or simply unwinding at the end of the day. This home offers a newer furnace and water heater. Priced below market value this home presents an opportunity to enjoy comfortable living in a conveniently located neighborhood with room to make it truly your own. This home is being sold "as-is" making it a great opportu

Key facts

• Newer furnace
• Newer water heater
• Fenced backyard

Tags

• FENCED BACKYARD
• NEWER FURNACE
• NEWER WATER HEATER
• QUIET ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: On-street parking; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1962
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Shed(s); Cul-de-sac lot; Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: 3 bedrooms (bedrooms located on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $45 ($544/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 $98k (7.1% below list).
• Recommended offer: $98k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Oak Grove School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 289 students, 0% FRL); Limestone Community High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 924 students, 0% FRL).
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $725 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,500 (7.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $156,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Caliente Dr	0.30mi	3/1.0	1,246 (+2%)	1mo	$175,000	$140	82
29 Gulf Stream Ave	0.25mi	3/1.0	1,277 (+4%)	8mo	$145,000	$114	75
106 Anna St	0.45mi	3/1.5	1,256 (+2%)	8mo	$161,000	$128	66
206 Winston Ln	0.43mi	3/1.0	1,130 (-8%)	2mo	$169,900	$150	65
811 W Garfield Ave	0.18mi	2/2.0 (-1)	1,140 (-7%)	7mo	$123,000	$108	65
3819 S Paramount Rd	0.55mi	3/2.0	1,288 (+5%)	0mo	$210,000	$163	61
3912 S Paramount Rd	0.59mi	3/1.0	1,128 (-8%)	3mo	$135,000	$120	57
106 Maple Ln	0.36mi	4/1.5 (+1)	1,380 (+13%)	3mo	$130,000	$94	53
5112 Pfeiffer Rd	0.72mi	3/2.0	1,176 (-4%)	6mo	$124,900	$106	51
4031 S Ricketts Ave	0.49mi	3/1.5	1,406 (+15%)	6mo	$166,000	$118	45
2715 S Tiara Strip	0.69mi	3/2.0	1,081 (-12%)	2mo	$180,000	$167	43
2708 S Daycor Dv	0.72mi	3/1.5	1,396 (+14%)	4mo	$178,000	$128	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-14,098
• Equity at exit: $15,641

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-8,500
• Equity at exit: $9,070

Cash invested: $29,372 (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: 52
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $45

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 90%

Sensitivity live

Price	-10% $118	-5% $82	+0% $45	+5% $9	+10% $-27
Rent	-10% $-32	-5% $7	+0% $45	+5% $84	+10% $122
Rate	-1.0pp $98	-0.5pp $72	base $45	+0.5pp $18	+1.0pp $-10

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.96mi

Listing history 19 events

1. 2026-06-21
   days on market $104,900 Active 45 DOM
2. 2026-06-19
   days on market $104,900 Active 43 DOM
3. 2026-06-18
   days on market $104,900 Active 42 DOM
4. 2026-06-17
   days on market $104,900 Active 41 DOM
5. 2026-06-16
   days on market $104,900 Active 40 DOM
6. 2026-06-15
   price $104,900 Active 39 DOM
7. 2026-06-15
   days on market $109,900 Active 39 DOM
8. 2026-06-14
   days on market $109,900 Active 37 DOM
9. 2026-06-13
   days on market $109,900 Active 36 DOM
10. 2026-06-10
    days on market $109,900 Active 34 DOM
11. 2026-06-09
    days on market $109,900 Active 33 DOM
12. 2026-06-08
    days on market $109,900 Active 32 DOM
13. 2026-06-07
    days on market $109,900 Active 31 DOM
14. 2026-06-03
    days on market $109,900 Active 27 DOM
15. 2026-06-02
    days on market $109,900 Active 26 DOM
16. 2026-06-01
    days on market $109,900 Active 25 DOM
17. 2026-05-31
    days on market $109,900 Active 24 DOM
18. 2026-05-30
    days on market $109,900 Active 23 DOM
19. 2026-05-07
    listed $116,900 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,052
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $831/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

1 event — show timeline

• 2026-05-07 Listed $116,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $114 · -1.8% YoY. Source: county tax records.