5120 N Glen Elm Dr · Peoria Heights, IL 61616

$94,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 1 Days on market

Built 1950 8,100 sqft lot Est $105k · 9% 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 +29.2/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Much potential in this 2 bed 1 bath home! Conveniently in Peoria Heights! Two bedrooms, eat-in kitchen, living room, and bathroom all on one level! One stall detached garage. Sold as-is.

Key facts

• Recent upgrades
• Park like back yard
• Peoria heights area

Tags

• PEORIA HEIGHTS AREA
• PARK LIKE BACK YARD
• COVERED PATIO AREA
• LAUNDRY HOOKUPS
• RECENT UPGRADES
• 100 AMP ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Detached oversized garage (approximately 1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1950; Single-story living area with additional lower, upper and basement levels noted
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Level, wooded lot

Interior

• Kitchen: Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in bedrooms; Laminate in living room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Cable available; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 62/100 on livability (#886 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, amenities F, commute F.
• Peoria Heights CUSD 325 (suburban): math 8% / reading 15% proficiency, ranked #560 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peoria Heights High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 208 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $656 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $30k; list at $95k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.45% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5209 N Glen Elm Dr	0.05mi	2/1.0	676 (+1%)	0mo	$110,000	$163	96
5008 N Best St	0.14mi	2/1.0	676 (+1%)	1mo	$124,900	$185	91
5002 Glen Elm Dr	0.16mi	2/1.0	676 (+1%)	1mo	$133,000	$197	90
5014 N Best St	0.12mi	2/1.0	676 (+1%)	5mo	$87,500	$129	89
5215 N Glen Elm Dr	0.07mi	2/1.0	676 (+1%)	9mo	$105,200	$156	89
5216 N Roberts Rd	0.14mi	2/1.0	738 (+10%)	2mo	$124,000	$168	75
5122 N Willard Rd	0.20mi	2/1.0	720 (+7%)	6mo	$105,000	$146	74
5302 N Montclair Ave	0.13mi	2/1.5	727 (+8%)	16mo	$165,000	$227	65
5210 N Willard Rd	0.19mi	3/1.0 (+1)	720 (+7%)	13mo	$55,000	$76	64
5019 N Belmont Pl	0.22mi	1/1.0 (-1)	617 (-8%)	12mo	$85,000	$138	61
5517 N Humboldt Ave	0.29mi	2/1.0	752 (+12%)	11mo	$116,200	$155	58
515 E Marietta Ave	0.55mi	2/2.0	736 (+10%)	2mo	$104,900	$143	52

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $5,725
• Equity at exit: $14,150

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $32,387
• Equity at exit: $8,205

Cash invested: $26,572 (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 61616

• Home prices YoY: -31.0%
• Active inventory: 32
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$498
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $330

Break-even live

Break-even rent $957

Max offer price $94,900

Occupancy floor 71%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 N Best St Peoria Heights, IL	2.0	1.0	720	$1,200	$1.67	43d	1	0.20mi
4809 Knoxville Ave Unit 4819 4B, 5A, & 5B Peoria, IL	3.0	2.0	700	$1,800	$2.57	13d	1	0.54mi
4809 Knoxville Ave Apt 2C Peoria, IL	1.0	1.0	700	$850	$1.21	21d	1	0.54mi
249 E Oak Cliff Ct Unit 4 Peoria, IL	2.0	1.0	600	$800	$1.33	13d	1	0.63mi
811 E Lake Ave Peoria Heights, IL	2.0	1.0	576	$875	$1.52	13d	1	0.78mi
W Crestwood Dr Peoria, IL	1.0–2.0	1.0	800	$975	$1.22	13d	4	1.41mi
4020 N Bryer Pl Peoria, IL	2.0	1.0	720	$1,250	$1.74	21d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 478-char remark
2. 2026-06-18
   listed $94,900 Active 1 DOM

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,503
• − Mortgage interest: −$5,316
• − Property taxes: −$2,630
• − Insurance: −$474
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,761
• Taxable income: $2,681
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,317/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 Heights CUSD 325
• NCES district ID: 1731270
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $44,878
• Composite: 10.35/100
• National rank: #9788
• State rank: #560 of 620 in IL

Livability — Peoria Heights

• Score: 62/100
• State rank: #886
• US rank: #17272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria Heights, IL
• County: Peoria County · 120,495 people
• City population: 5,825
• Metro: Peoria, IL
• Population (ZIP): 5,825
• Household income: $60,099
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 82.0

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 (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Iranian 5% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Chinese 2% Spanish 2% Other Indo-European 2%

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: ▼ -78.59%
• Current HPI: 175.1102
• 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

+171.9% since first listed

4 events — show timeline

• 2026-06-18 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2021-09-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-02-06 Sold (MLS) $29,900 RMLSA as Distributed by MLS Grid
• 2018-10-01 Listed $34,900 RMLSA as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $2,630 · +4.6% YoY. Source: county tax records.