30 Richmond Rd · Georgetown, IL 61455

$75,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 51 Days on market

Built 1975 3,000 sqft lot $92/sqft · 16% above area Est $115k · 35% under $197/mo HOA · 25% of rent ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

Key facts

• New flooring
• Improved deck
• Finished basement

Tags

• UPDATED BATHROOM
• NEW FLOORING
• MODERN LIGHTING
• IMPROVED DECK
• FINISHED BASEMENT

Property features AI

Finance

• Other: Zoned residential; Subdivision: Georgetown
• HOA & community: Association fee: $197; HOA covers grounds and road maintenance, pool, play area, snow removal, on-site manager, trash, and clubhouse

Exterior

• Parking: No garage spaces
• Utilities: Electric utilities; Public water and sewer (standard residential zoning implied)
• Home design: Single-family residence; Not new construction; Built in 1975; Has basement (full, partially finished)
• Construction: Shingle roof; Built 1975
• Exterior features: Fenced lot; Shed(s); Level lot; Lot dimensions approximately 30 x 100

Interior

• Kitchen: Kitchen with tile flooring; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (main, upper, and lower levels) — primary bedroom on main level with egress window
• Flooring: Luxury vinyl plank in main-level bedrooms and other main areas; Carpet in basement bedroom and some basement areas; Tile in kitchen; Other flooring in basement laundry and family room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room in basement (other flooring); Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (34.3% below list).
• Meets the 1% rule at list price ($773 rent vs $75k).
• Recommended offer: $49k (34.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#783 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Macomb CUSD 185 (town): math 19% / reading 26% proficiency, ranked #410 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Macomb Senior High School (math 27% / reading 37%, grade F, #157 of 693 statewide, top 25%, 622 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $49,291 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.03% ✓
• Cap rate: 3.96%
• Cash-on-cash: -8.32%
• DSCR: 0.63
• GRM: 8.1

CMA / ARV

• ARV (median comp): $115,000
• List price: $75,000
• Delta: -34.78%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-21,264
• Equity at exit: $11,183

10-year hold

• IRR: -31.5%
• Equity multiple: -0.42×
• Total profit: $-29,810
• Equity at exit: $6,485

Cash invested: $21,000 (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 61455

• Home prices YoY: -33.3%
• Active inventory: 140
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $773 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$31
• HOA: −$197
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $-146

Break-even live

Break-even rent $958

Max offer price $49,291

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-124	+0% $-146	+5% $-167	+10% $-188
Rent	-10% $-207	-5% $-176	+0% $-146	+5% $-115	+10% $-84
Rate	-1.0pp $-108	-0.5pp $-126	base $-146	+0.5pp $-165	+1.0pp $-185

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Charleston Blvd Unit 5 Macomb, IL	1.0	1.0	535	$610	$1.14	44d	1	1.22mi
217 Charleston Blvd Unit 1 Macomb, IL	1.0	1.0	535	$610	$1.14	44d	1	1.22mi

HOA detail

• Monthly dues: $197 · $2,364/yr

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 51 DOM
2. 2026-06-19
   days on market $75,000 Active 49 DOM
3. 2026-06-18
   days on market $75,000 Active 48 DOM
4. 2026-06-17
   days on market $75,000 Active 47 DOM
5. 2026-06-16
   days on market $75,000 Active 46 DOM
6. 2026-06-15
   pricestatusdays on market $75,000 Active 45 DOM
7. 2026-06-14
   days on market $80,000 Under Contract 43 DOM
8. 2026-06-12
   statusdays on market $80,000 Under Contract 42 DOM
9. 2026-06-09
   days on market $80,000 Active 39 DOM
10. 2026-06-08
    days on market $80,000 Active 38 DOM
11. 2026-06-07
    days on market $80,000 Active 37 DOM
12. 2026-06-04
    days on market $80,000 Active 33 DOM
13. 2026-06-02
    days on market $80,000 Active 32 DOM
14. 2026-06-01
    days on market $80,000 Active 31 DOM
15. 2026-05-31
    days on market $80,000 Active 30 DOM
16. 2026-05-31
    days on market $80,000 Active 29 DOM
17. 2026-05-01
    listed $80,000 Active 652-char remark
18. 2024-08-07
    soldstatus $60,000
19. 2024-08-05
    soldstatus $58,500 Closed 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

20. 2024-07-01
    status Pending 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

21. 2024-05-29
    price $69,900 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

22. 2024-05-24
    status Active 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

23. 2024-05-01
    historical Under Contract 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

24. 2024-04-09
    status Pending 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

25. 2024-02-20
    price $74,900 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

26. 2023-10-23
    listed $79,900 Active 151-char remark

    Show marketing remark (151 chars)

    This townhouse has new carpet in living room and non-conforming bedroom in lower level. New paint on main level. House has been power washed recently.

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$42/yr (+$3/mo · 2.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,280
• − Mortgage interest: −$4,201
• − Property taxes: −$1,619
• − Insurance: −$375
• − Repairs & maintenance: −$742
• − Management: −$742
• − HOA: −$2,364
• − Depreciation: −$2,182
• Taxable loss: −$2,946
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $-1,039/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: Macomb CUSD 185
• NCES district ID: 1723920
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $34,162
• Composite: 18.45/100
• National rank: #8927
• State rank: #410 of 620 in IL

Livability — Georgetown

• Score: 63/100
• State rank: #783
• US rank: #15620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, IL
• County: McDonough County · 17,317 people
• Metro: Macomb, IL
• Population (ZIP): 17,317
• Household income: $48,679
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1062.0

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 3% Italian 3% Iranian 2%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.20%
• Current HPI: 140.4351
• Rent YoY: —
• Metro: Macomb, 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

-6.1% since first listed

13 events — show timeline

• 2026-06-14 Relisted — RMLSA as Distributed by MLS Grid
• 2026-06-14 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2026-06-11 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2024-08-07 Sold (Public Records) $60,000 Public Records
• 2024-08-05 Sold (MLS) $58,500 RMLSA as Distributed by MLS Grid
• 2024-07-01 Pending — RMLSA as Distributed by MLS Grid
• 2024-05-29 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2024-05-24 Relisted — RMLSA as Distributed by MLS Grid
• 2024-05-01 Contingent — RMLSA as Distributed by MLS Grid
• 2024-04-09 Pending — RMLSA as Distributed by MLS Grid
• 2024-02-20 Price Changed $74,900 RMLSA as Distributed by MLS Grid
• 2023-10-23 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2023): $1,619 · +12.2% YoY. Source: county tax records.