10167 Wolf Rd · Joslin, IL 61254

$225,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 2 Days on market

Built 1960 0.29 ac lot $270/sqft · 64% above area Est $226k · at est.

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +7.7/15.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bathroom home in rural Geneseo! Two car attached garage.

Key facts

• New galley kitchen
• New septic
• Spacious rec area

Tags

• NEW GALLEY KITCHEN
• FINISHED BASEMENT
• SPACIOUS REC AREA
• ENCLOSED LAUNDRY
• NEW SEPTIC
• NEW WINDOWS

Property features AI

Finance

• Other: Not currently leased; Approximately 1,373 finished square feet (total finished 1,664 including basement areas); Below-grade finished area and basement details provided
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage; Concrete and dirt driveway; Two total parking spaces (2-car garage)
• Utilities: Shared well water; Septic tank sewer; 100 amp electrical service
• Home design: Detached single-family home; One-story design; Rehab completed/ongoing in 2026; Built 61–70 years ago; Entry facing information not provided
• Construction: Vinyl siding; Asphalt roof; Block foundation; Property sits on fee simple ownership
• Exterior features: Level lot; Lot dimensions approximately 80 x 40 x 80 x 40

Interior

• Kitchen: Galley kitchen (15 x 7); Range; Microwave; Dishwasher; Refrigerator; Kitchen/dining combo
• Bedrooms: Main-level master bedroom (13 x 10); Main-level bedroom (10 x 12); Main-level bedroom (8 x 12); Basement bedroom (12 x 12)
• Flooring: Luxury vinyl flooring in main living areas, kitchen, dining, living room, bedrooms and basement recreation room; Carpet in one basement bedroom
• Bathrooms: Two full bathrooms; Basement bathroom present
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; First-floor bedroom; First-floor full bath; Finished full basement
• Laundry & utility: Laundry in bathroom; Basement laundry room (11 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $57 ($680/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.3% below list).
• Recommended offer: $197k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $225k implies a 462% gain — meaningful room to come down on a strong offer.

Recommended offer $197,275 (12.3% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $226,227
• List price: $225,000
• Delta: 2.55%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-32,855
• Equity at exit: $33,548

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-23,977
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $57

Break-even live

Break-even rent $1,901

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $120	+0% $57	+5% $-7	+10% $-71
Rent	-10% $-99	-5% $-21	+0% $57	+5% $135	+10% $212
Rate	-1.0pp $170	-0.5pp $114	base $57	+0.5pp $-2	+1.0pp $-61

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $225,000 Active 2 DOM
2. 2026-06-16
   pricedays on marketlisting id $225,000 Active 1 DOM
3. 2026-06-02
   days on market $232,000 Active 25 DOM
4. 2026-06-01
   days on market $232,000 Active 24 DOM
5. 2026-05-31
   days on market $232,000 Active 23 DOM
6. 2026-05-30
   days on market $232,000 Active 22 DOM
7. 2026-05-08
   listed $240,000 Active 731-char remark
8. 2025-06-17
   soldstatus $40,000 69-char remark

   Show marketing remark (69 chars)

   3 bedroom, 1 bathroom home in rural Geneseo! Two car attached garage.

9. 2025-06-17
   soldstatus $40,000 69-char remark

   Show marketing remark (69 chars)

   3 bedroom, 1 bathroom home in rural Geneseo! Two car attached garage.

10. 2025-05-01
    listed $50,000 69-char remark

    Show marketing remark (69 chars)

    3 bedroom, 1 bathroom home in rural Geneseo! Two car attached garage.

11. 2025-05-01
    listed $50,000 69-char remark

    Show marketing remark (69 chars)

    3 bedroom, 1 bathroom home in rural Geneseo! Two car attached garage.

ⓘ 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: $2,738 · $228/mo
• Projected year-2 tax: $3,923 · $327/mo
• Expected delta: +$1,185/yr (+$99/mo · 43.3%)

ⓘ 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 ≥105°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: $23,673
• − Mortgage interest: −$12,603
• − Property taxes: −$2,738
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$6,545
• Taxable loss: −$3,127
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,430/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 — Joslin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+350.0% since first listed

8 events — show timeline

• 2026-06-15 Listed $225,000 MRED as Distributed by MLS Grid
• 2026-06-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-08 Listed — MRED as Distributed by MLS Grid
• 2025-06-17 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2025-06-17 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2025-05-01 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2025-05-01 Listed $50,000 MRED as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $2,738 · +2.6% YoY. Source: county tax records.