105 S Russell Ave · Geneseo, IL 61254

$129,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 16 Days on market

Built 1939 4,290 sqft lot $180/sqft · 15% above area Est $111k · 17% over ↓ 13% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

Key facts

• Tall ceilings
• Front porch
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• TALL CEILINGS
• FRONT PORCH
• BACK PATIO

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Built approximately 81–90 years ago; Vinyl siding; Block foundation; Asphalt roof
• Exterior features: Level lot; Lot dimensions approximately 66 x 65; Less than 0.25 acre

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Unfinished attic; Unfinished full basement
• Laundry & utility: Washer; Dryer; Basement laundry room (10 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 6.9% in Geneseo — 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 83/100 on livability (#45 in IL, #907 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Geneseo CUSD 228 (town): math 23% / reading 26% proficiency, ranked #297 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 73 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected at -16% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (median comp): $111,021
• List price: $129,900
• Delta: 17.00%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 W Exchange St	0.54mi	2/1.0	720 (0%)	21mo	$69,798	$97	57
308 N Stewart St	0.58mi	3/1.0 (+1)	768 (+7%)	0mo	$109,000	$142	57
615 N Meadow St	0.58mi	2/2.0	824 (+14%)	9mo	$119,000	$144	38
615 N Meadow St	0.58mi	2/2.0	824 (+14%)	9mo	$119,000	$144	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: 10.3%
• Equity multiple: 1.41×
• Total profit: $14,774
• Equity at exit: $19,369

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $58,972
• Equity at exit: $11,231

Cash invested: $36,372 (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 61254

• Home prices YoY: -32.0%
• Active inventory: 73
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $563

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 63%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-13
   status Pending 462-char remark
2. 2026-05-01
   listed $129,900 Active 462-char remark
3. 2024-01-05
   soldstatus $117,000 Closed 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

4. 2024-01-05
   soldstatus $117,000 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

5. 2024-01-05
   soldstatus $117,000

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

6. 2023-12-05
   historical Under Contract 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

7. 2023-11-20
   price $119,900 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

8. 2023-10-27
   price $124,900 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

9. 2023-10-12
   price $139,900 1021-char remark

   Show marketing remark (1021 chars)

   Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

10. 2023-09-29
    listed $149,900 Active 1021-char remark

    Show marketing remark (1021 chars)

    Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

11. 2023-09-29
    listed $119,900 1021-char remark

    Show marketing remark (1021 chars)

    Welcome to this charming 2-bedroom, 1-bathroom ranch home nestled in the picturesque town of Geneseo. This delightful abode boasts a welcoming, quaint front porch, making it the perfect spot to admire the mature shade trees that adorn the front yard. Inside you will be greeted by a bright and airy living room that is ready for you to move in your furniture. Natural light shines through new windows throughout the home bringing warmth to the space. Attractive vinyl flooring leads you from room to room while ensuring easy maintenance and durability. The kitchen, recently rehabbed to meet modern tastes and needs, features brand-new cabinets, countertops, and stainless steel appliances. There is even room for a table and chairs for an intimate eating space. The clean and open basement is a blank canvas ready to be finished for additional living space. Outside you will find a small level yard, perfect for those who want low maintenance. This move-in-ready home is waiting for you to make it your own cozy retreat.

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $2,109 · $176/mo
• Expected delta: +$839/yr (+$70/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,323
• − Mortgage interest: −$7,276
• − Property taxes: −$1,270
• − Insurance: −$650
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$3,779
• Taxable income: $4,936
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $5,566/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: Geneseo CUSD 228
• NCES district ID: 1716350
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $63,288
• Composite: 22.91/100
• National rank: #7996
• State rank: #297 of 620 in IL

Livability — Geneseo

• Score: 83/100
• State rank: #45
• US rank: #907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneseo, IL
• City population: 12,049
• Population (ZIP): 12,049

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: English 9% Romanian 4% Portuguese 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.08%
• Current HPI: 157.4041
• 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

-13.3% since first listed

13 events — show timeline

• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-05-13 Pending — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $129,900 MRED as Distributed by MLS Grid
• 2024-01-05 Sold (Public Records) $117,000 Public Records
• 2024-01-05 Sold (MLS) $117,000 MRED as Distributed by MLS Grid
• 2024-01-05 Sold (MLS) $117,000 RMLSA as Distributed by MLS Grid
• 2023-12-05 Contingent — RMLSA as Distributed by MLS Grid
• 2023-11-20 Price Changed $119,900 RMLSA as Distributed by MLS Grid
• 2023-10-27 Price Changed $124,900 RMLSA as Distributed by MLS Grid
• 2023-10-12 Price Changed $139,900 RMLSA as Distributed by MLS Grid
• 2023-09-29 Listed $119,900 MRED as Distributed by MLS Grid
• 2023-09-29 Listed $149,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,270 · -24.2% YoY. Source: county tax records.