5819 N Sedley St · Peoria, IL 61615

$112,500

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 32 Days on market

Built 1970 8,250 sqft lot Est $171k · 34% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold One Time Show.

Key facts

• Fenced yard
• Bright living room
• Full basement

Tags

• NORTH PEORIA SUBDIVISION
• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• FULL BASEMENT
• FENCED YARD

Property features AI

Exterior

• Parking: Carport (no attached garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story living with additional lower/basement levels; Shingle roof
• Construction: Built in 1970; 1200 total building area
• Exterior features: Corner lot; Yard shed(s)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood flooring in primary living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.6% in Peoria — 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 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Richwoods High School (math 30% / reading 35%, grade F, #152 of 693 statewide, top 22%, 1,580 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Peoria SD 150 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $778 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 32 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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.
• Current owner paid $40k; list at $112k implies a 181% gain — meaningful room to come down on a strong offer.

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
5. 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?
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: 1.18% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $170,692
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3909 W Creighton Ter	0.35mi	3/1.5	1,248 (+2%)	13mo	$143,000	$115	68
4521 W Rockwell Dr	0.57mi	3/2.0	1,296 (+6%)	3mo	$180,000	$139	58
4627 W Andover Dr	0.64mi	2/2.0 (-1)	1,297 (+6%)	11mo	$158,500	$122	42
4515 W Rockwell Dr	0.55mi	2/2.0 (-1)	1,097 (-11%)	21mo	$169,000	$154	30

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,304
• Equity at exit: $16,774

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $10,067
• Equity at exit: $9,727

Cash invested: $31,500 (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 61615

• Home prices YoY: -32.2%
• Active inventory: 127
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$590
• Tax from tax record: −$226 /mo · $2,706/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $186

Break-even live

Break-even rent $1,092

Max offer price $112,500

Occupancy floor 81%

Sensitivity live

Price	-10% $250	-5% $218	+0% $186	+5% $154	+10% $122
Rent	-10% $81	-5% $134	+0% $186	+5% $239	+10% $291
Rate	-1.0pp $243	-0.5pp $215	base $186	+0.5pp $157	+1.0pp $127

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 N Frostwood Pkwy Peoria, IL	2.0	2.0	1030	$1,490	$1.45	14d	1	0.52mi
4105 W Hollow Creek Dr Peoria, IL	2.0	2.0	1121	$1,300	$1.16	14d	3	0.70mi
2979 W Cannes Dr Peoria, IL	1.0–2.0	1.0–1.5	800	$1,150	$1.44	14d	1	0.81mi
2913 W Cannes Dr Unit C Peoria, IL	2.0	2.0	884	$1,150	$1.30	44d	1	0.86mi
2800 W War Memorial Dr Peoria, IL	2.0	1.5	950	$949	$1.00	14d	3	0.94mi
6900 N Summershade Cir Peoria, IL	1.0–2.0	1.0–2.0	832	$1,340	$1.61	14d	3	1.24mi
5745 Autumn Ridge Ct Apt A Peoria, IL	3.0	1.0	1150	$1,100	$0.96	44d	1	1.31mi
3207 W Willow Knolls Dr Peoria, IL	2.0	1.5	1000	$1,100	$1.10	44d	1	1.37mi
3119 W Willow Knolls Dr Unit 46B Peoria, IL	2.0	1.5	872	$1,100	$1.26	44d	1	1.39mi
5605 N Withershin Pt Peoria, IL	2.0	2.0	1000	$1,335	$1.33	14d	1	1.40mi
5605 N Withershin Pt Unit 1 Peoria, IL	2.0	2.0	1000	$1,335	$1.33	14d	1	1.40mi
5711 W Ridgecrest Dr Peoria, IL	1.0–2.0	1.0–2.0	875	$1,095	$1.25	14d	8	1.44mi

Listing history 29 events

1. 2026-06-19
   days on market $112,500 Active 32 DOM
2. 2026-06-18
   days on market $112,500 Active 31 DOM
3. 2026-06-17
   days on market $112,500 Active 30 DOM
4. 2026-06-16
   days on market $112,500 Active 29 DOM
5. 2026-06-15
   days on market $112,500 Active 28 DOM
6. 2026-06-14
   pricedays on market $112,500 Active 26 DOM
7. 2026-06-13
   days on market $115,000 Active 25 DOM
8. 2026-06-10
   days on market $115,000 Active 23 DOM
9. 2026-06-09
   days on market $115,000 Active 22 DOM
10. 2026-06-08
    days on market $115,000 Active 21 DOM
11. 2026-06-07
    days on market $115,000 Active 20 DOM
12. 2026-06-03
    days on market $115,000 Active 16 DOM
13. 2026-06-02
    days on market $115,000 Active 15 DOM
14. 2026-06-01
    days on market $115,000 Active 14 DOM
15. 2026-05-31
    days on market $115,000 Active 13 DOM
16. 2026-05-30
    days on market $115,000 Active 12 DOM
17. 2026-05-18
    listed $115,000 Active
18. 2026-04-27
    historical
19. 2026-04-07
    listed Active
20. 2022-04-15
    soldstatus $40,000 19-char remark

    Show marketing remark (19 chars)

    Sold One Time Show.

21. 2022-03-11
    listed $40,000 19-char remark

    Show marketing remark (19 chars)

    Sold One Time Show.

22. 2021-08-06
    historical
23. 2015-11-07
    soldstatus
24. 2014-08-28
    listed $69,900
25. 2007-04-02
    soldstatus $70,500
26. 2007-03-30
    soldstatus $70,500
27. 2007-01-01
    listed $79,900
28. 2003-08-08
    soldstatus $51,500
29. 2003-06-01
    listed $54,900

ⓘ 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: $2,706 · $226/mo
• Projected year-2 tax: $2,706 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,926
• − Mortgage interest: −$6,302
• − Property taxes: −$2,706
• − Insurance: −$562
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,273
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,105/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 SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 23,523
• Household income: $79,817
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 833.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Black 8% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 83% English-only · Other Indo-European 4% Spanish 4% Chinese 3%

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: ▼ -79.30%
• Current HPI: 166.9745
• 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

+109.5% since first listed

13 events — show timeline

• 2026-05-18 Listed $115,000 RMLSA as Distributed by MLS Grid
• 2026-04-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-04-07 Listed — RMLSA as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2022-03-11 Listed $40,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-11-07 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2014-08-28 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2007-04-02 Sold (Public Records) $70,500 Public Records
• 2007-03-30 Sold (MLS) $70,500 RMLSA as Distributed by MLS Grid
• 2007-01-01 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2003-08-08 Sold (MLS) $51,500 RMLSA as Distributed by MLS Grid
• 2003-06-01 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $2,706 · +4.8% YoY. Source: county tax records.