5809 S Adams St · Bartonville, IL 61607

$43,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 221 Days on market

Built 1960 6,098 sqft lot Est $54k · 19% 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

3 POSSIBLE 4 BEDROOM (2 NO CLOSETS), 1 BATH BUNGALOW FIXER UPPER SOLD "AS-IS" * APPLIANCES STOVE & REFRIDGE STAY, NOT WARRANTED * BACK ENTRANCE TO YARD ON HILLS STREET PLENTY ROOM FOR GARAGE OR OUTSIDE PARKING * HARDWOOD FLOORS UNDER CARPETS * 4TH BEDROOM COULD BE FAMILY ROOM *

Key facts

• 6,098 sq ft lot
• Built 1960
• Listed 221 days

Property features AI

Finance

• Other: Property located across the street from the post office; Subdivision: Hills
• HOA & community: No association fee

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1-story (includes additional, upper and lower levels and basement)
• Construction: Built in 1960
• Exterior features: Terraced/sloping lot; Other lot features; Shingle roof

Interior

• Kitchen: Kitchen (vinyl flooring)
• Bedrooms: 3 bedrooms (main level)
• Flooring: Carpet in bedrooms; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Attic storage; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 $304 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $38,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.17% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.44%
• DSCR: 2.62
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $54,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 W Franklin Ave	0.47mi	2/2.0	882 (-2%)	1mo	$46,000	$52	69
426 W Garfield Ave	0.45mi	2/1.0	908 (+0%)	12mo	$80,000	$88	68
104 Lawndale Ave	0.55mi	2/1.0	866 (-4%)	2mo	$60,000	$69	66
204 Harrison St	0.30mi	2/1.0	972 (+8%)	11mo	$25,500	$26	65
323 Buena Vista St	0.39mi	2/1.0	804 (-11%)	2mo	$45,000	$56	62
225 Collier Ave	0.44mi	2/1.0	980 (+8%)	9mo	$96,000	$98	58
118 W Mcclure Ave	0.29mi	2/1.5	836 (-8%)	18mo	$50,000	$60	57
504 W Franklin Ave	0.46mi	1/1.0 (-1)	880 (-3%)	15mo	$32,500	$37	57
210 Anna St	0.66mi	2/1.0	910 (+1%)	17mo	$83,500	$92	54
6324 S Adams St	0.45mi	1/1.0 (-1)	977 (+8%)	8mo	$25,700	$26	54
4 Alexander Ln	0.48mi	2/1.0	988 (+9%)	11mo	$145,000	$147	53
206 S Bellevue Ave	0.33mi	2/1.0	1,002 (+11%)	20mo	$50,000	$50	50

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $16,723
• Equity at exit: $6,546

10-year hold

• IRR: 39.4%
• Equity multiple: 4.70×
• Total profit: $45,422
• Equity at exit: $3,796

Cash invested: $12,292 (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: $951 medium
• Mortgage (P&I): −$230
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $373

Break-even live

Break-even rent $478

Max offer price $43,900

Occupancy floor 56%

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: $10,975
• Closing costs: $1,317
• 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	0.04mi
2807 W Nevada St Peoria, IL	1.0	1.0	540	$629	$1.16	20d	1	0.94mi
2916 W Meidroth St Peoria, IL	2.0	1.0	1125	$1,049	$0.93	20d	1	1.04mi
1825 S Kneer Ave Peoria, IL	2.0	1.0	858	$858	$1.00	13d	1	1.14mi

Listing history 18 events

1. 2026-06-15
   days on market $43,900 Active 221 DOM
2. 2026-06-14
   days on market $43,900 Active 219 DOM
3. 2026-06-13
   days on market $43,900 Active 218 DOM
4. 2026-06-10
   days on market $43,900 Active 216 DOM
5. 2026-06-09
   days on market $43,900 Active 215 DOM
6. 2026-06-08
   days on market $43,900 Active 214 DOM
7. 2026-06-07
   days on market $43,900 Active 213 DOM
8. 2026-06-03
   days on market $43,900 Active 209 DOM
9. 2026-06-02
   days on market $43,900 Active 208 DOM
10. 2026-06-01
    days on market $43,900 Active 207 DOM
11. 2026-05-31
    days on market $43,900 Active 206 DOM
12. 2026-05-30
    days on market $43,900 Active 205 DOM
13. 2026-03-23
    price $43,900
14. 2025-11-06
    listed $50,000 Active
15. 2007-10-12
    soldstatus $34,000
16. 2000-02-14
    soldstatus $30,000
17. 2000-02-11
    soldstatus $30,000 292-char remark

    Show marketing remark (292 chars)

    3 POSSIBLE 4 BEDROOM (2 NO CLOSETS), 1 BATH BUNGALOW FIXER UPPER SOLD "AS-IS" * APPLIANCES STOVE & REFRIDGE STAY, NOT WARRANTED * BACK ENTRANCE TO YARD ON HILLS STREET PLENTY ROOM FOR GARAGE OR OUTSIDE PARKING * HARDWOOD FLOORS UNDER CARPETS * 4TH BEDROOM COULD BE FAMILY ROOM *

18. 1999-07-16
    listed $35,000 292-char remark

    Show marketing remark (292 chars)

    3 POSSIBLE 4 BEDROOM (2 NO CLOSETS), 1 BATH BUNGALOW FIXER UPPER SOLD "AS-IS" * APPLIANCES STOVE & REFRIDGE STAY, NOT WARRANTED * BACK ENTRANCE TO YARD ON HILLS STREET PLENTY ROOM FOR GARAGE OR OUTSIDE PARKING * HARDWOOD FLOORS UNDER CARPETS * 4TH BEDROOM COULD BE FAMILY ROOM *

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 ≥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: $11,409
• − Mortgage interest: −$2,459
• − Property taxes: −$1,551
• − Insurance: −$220
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$1,277
• Taxable income: $4,077
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $3,501/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

+25.4% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $43,900 RMLSA as Distributed by MLS Grid
• 2025-11-06 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2007-10-12 Sold (Public Records) $34,000 Public Records
• 2000-02-14 Sold (Public Records) $30,000 Public Records
• 2000-02-11 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 1999-07-16 Listed $35,000 RMLSA as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2024): $1,551 · +81.8% YoY. Source: county tax records.