122 W South St St · Geneseo, IL 61254

$189,000

4 bd · 1.0 ba · 2,092 sqft · SingleFamily public records · 15 Days on market

Built 1902 0.32 ac lot Est $228k · 17% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The beautiful gardens of this traditional Victorian home can be enjoyed from the classic front porch, covered back porch, charming patio, or the tiny cottage-style shed, which features a wood-burning stove and a 3-season porch. Magical! This 4 bedroom, 2 bath home has the details you would hope for in a vintage home: an open staircase, hardwood floors (some with intricate inlay), a cozy, original fireplace, pocket doors, claw-foot tub, pedestal sinks, laundry chute, and feature windows with leaded and stained glass. Imagine stepping back in time to Grandma's cozy kitchen, complete with an antique gas stove, farm sink, and walk-in pantry. Enjoy summer ice cream socials and community events a

Key facts

• Wood-burning stove
• Charming patio
• Classic front porch

Tags

• TRADITIONAL VICTORIAN HOME
• CLASSIC FRONT PORCH
• COVERED BACK PORCH
• CHARMING PATIO
• TINY COTTAGE-STYLE SHED
• WOOD-BURNING STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 6.5% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1902 — 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: 1.32% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $228,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W South St St	0.00mi	4/2.0	2,112 (+1%)	4mo	$185,000	$88	91
417 W 2nd St	0.45mi	4/1.0	1,972 (-6%)	10mo	$151,000	$77	61
313 N State St	0.67mi	3/2.0 (-1)	2,084 (-0%)	10mo	$108,800	$52	51
313 N State St	0.67mi	3/2.0 (-1)	2,084 (-0%)	10mo	$108,800	$52	51
621 E Locust St	0.64mi	4/2.0	1,948 (-7%)	12mo	$230,000	$118	45
621 E Locust St	0.64mi	4/2.0	1,948 (-7%)	12mo	$230,000	$118	45
831 S Olive St	0.63mi	3/1.0 (-1)	1,910 (-9%)	11mo	$195,000	$102	42
831 S Olive St	0.63mi	3/1.0 (-1)	1,910 (-9%)	11mo	$195,000	$102	42
224 Pin Oak Dr	0.68mi	3/2.5 (-1)	2,322 (+11%)	1mo	$280,000	$121	38
321 Pin Oak Dr	0.71mi	3/2.5 (-1)	1,921 (-8%)	5mo	$357,000	$186	38
213 N Williams St	0.72mi	3/1.5 (-1)	1,834 (-12%)	4mo	$200,000	$109	35
323 N Vail St	0.71mi	4/3.5	2,300 (+10%)	11mo	$268,000	$117	31

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $15,814
• Equity at exit: $28,181

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $73,571
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $729

Break-even live

Break-even rent $1,577

Max offer price $189,000

Occupancy floor 66%

Sensitivity live

Price	-10% $836	-5% $783	+0% $729	+5% $676	+10% $622
Rent	-10% $532	-5% $630	+0% $729	+5% $828	+10% $927
Rate	-1.0pp $824	-0.5pp $777	base $729	+0.5pp $680	+1.0pp $630

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 E Palace Row Geneseo, IL	4.0	3.0	1971	$2,500	$1.27	20d	1	0.85mi

Listing history 15 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-03-04
   soldstatus $185,000
5. 2026-02-06
   soldstatus $185,000 Closed
6. 2026-02-06
   soldstatus $185,000 Closed
7. 2026-02-06
   soldstatus $185,000 Closed
8. 2026-02-06
   soldstatus $185,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2026-01-02
    status Pending
12. 2025-11-26
    status Active
13. 2025-11-26
    historical
14. 2025-11-21
    status Pending
15. 2025-11-15
    listed Active

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$1,089/yr (+$91/mo · 51.6%)

ⓘ 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 (unshaded) · 0% 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: $30,000
• − Mortgage interest: −$10,587
• − Property taxes: −$2,112
• − Insurance: −$945
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,498
• Taxable income: $6,058
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $7,296/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

+0.0% since first listed

15 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-03-04 Sold (Public Records) $185,000 Public Records
• 2026-02-06 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Pending — MRED as Distributed by MLS Grid
• 2025-11-26 Relisted — RMLSA as Distributed by MLS Grid
• 2025-11-26 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-21 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-15 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2024): $2,112 · +2.5% YoY. Source: county tax records.