790 Oak St · Galesburg, IL 61401

$90,000

2 bd · 2.0 ba · 1,052 sqft · SingleFamily public records · 41 Days on market

Built 1923 Est $70k · 28% over

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkably well maintained two bedroom home on a double lot. Huge living/dining room with bright 4 season room with French Doors. Newer eat-in kitchen with all appliances. Spacious fenced yard. Ovrsize 2.5 det garage with large covered patio on side. Move in ready!

Key facts

• Covered front porch
• Formal dining room
• Ample cabinetry

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• RELAXING SUNROOM
• GALLEY STYLE KITCHEN
• AMPLE CABINETRY

Property features AI

Exterior

• Parking: Detached paved garage with space for 2 cars
• Utilities: Public water; Public sewer
• Home design: Single-family home; Built in 1923; One or more additional levels (basement and upper level present)
• Construction: Shingle roof; Full unfinished basement
• Exterior features: Fenced yard; Corner lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (main level bedrooms noted in room details)
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Galesburg — 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 70/100 on livability (#367 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Galesburg CUSD 205 (town): math 13% / reading 22% proficiency, ranked #488 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Galesburg Senior High School (math 19% / reading 24%, grade F, #345 of 693 statewide, top 50%, 1,762 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $66k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $70,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
790 Oak St	0.00mi	2/2.0	1,052 (0%)	0mo	$94,000	$89	100
1780 Baird Ave	0.30mi	2/1.0	1,107 (+5%)	4mo	$74,000	$67	70
569 E 5th St	0.73mi	2/2.0	1,040 (-1%)	2mo	$108,000	$104	63
1397 Haynor St	0.49mi	2/1.0	980 (-7%)	3mo	$71,000	$72	59
857 E 4th St	0.47mi	2/2.0	912 (-13%)	3mo	$92,000	$101	53
1122 Huber Ave	0.70mi	2/1.0	1,008 (-4%)	4mo	$53,000	$53	53
376 Pine St	0.47mi	3/2.0 (+1)	1,162 (+10%)	4mo	$64,900	$56	53
2134 Newcomer Dr	0.69mi	3/2.0 (+1)	982 (-7%)	2mo	$124,900	$127	51
872 E 4th St	0.47mi	3/1.0 (+1)	1,170 (+11%)	8mo	$14,900	$13	44
95 Phillips St	0.74mi	2/1.0	964 (-8%)	8mo	$55,000	$57	41
859 Mulberry St	0.70mi	3/1.0 (+1)	1,188 (+13%)	7mo	$35,000	$29	31
471 E 1st St	0.74mi	3/1.0 (+1)	1,200 (+14%)	5mo	$7,500	$6	29

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,136
• Equity at exit: $13,419

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $14,165
• Equity at exit: $7,782

Cash invested: $25,200 (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 61401

• Active inventory: 191
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $195

Break-even live

Break-even rent $753

Max offer price $90,000

Occupancy floor 75%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 E Losey St Galesburg, IL	3.0	1.0	1500	$1,000	$0.67	43d	1	1.15mi

Listing history 15 events

1. 2026-06-08
   days on market $90,000 Under Contract 41 DOM
2. 2026-06-07
   days on market $90,000 Under Contract 40 DOM
3. 2026-06-07
   days on market $90,000 Under Contract 39 DOM
4. 2026-06-04
   days on market $90,000 Under Contract 36 DOM
5. 2026-06-02
   days on market $90,000 Under Contract 35 DOM
6. 2026-06-01
   days on market $90,000 Under Contract 34 DOM
7. 2026-05-31
   days on market $90,000 Under Contract 33 DOM
8. 2026-05-31
   days on market $90,000 Under Contract 32 DOM
9. 2026-05-11
   historical Under Contract
10. 2026-05-08
    status Active
11. 2026-05-01
    historical Under Contract
12. 2026-04-27
    listed $90,000 Active
13. 2013-03-21
    soldstatus $66,000
14. 2013-03-20
    soldstatus $66,000 265-char remark

    Show marketing remark (265 chars)

    Remarkably well maintained two bedroom home on a double lot. Huge living/dining room with bright 4 season room with French Doors. Newer eat-in kitchen with all appliances. Spacious fenced yard. Ovrsize 2.5 det garage with large covered patio on side. Move in ready!

15. 2012-03-27
    listed $72,000 265-char remark

    Show marketing remark (265 chars)

    Remarkably well maintained two bedroom home on a double lot. Huge living/dining room with bright 4 season room with French Doors. Newer eat-in kitchen with all appliances. Spacious fenced yard. Ovrsize 2.5 det garage with large covered patio on side. Move in ready!

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$511/yr (+$43/mo · 50.1%)

ⓘ 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 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: $12,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,021
• − Insurance: −$450
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,618
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,118/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: Galesburg CUSD 205
• NCES district ID: 1716080
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $35,901
• Composite: 14.46/100
• National rank: #9427
• State rank: #488 of 620 in IL

Livability — Galesburg

• Score: 70/100
• State rank: #367
• US rank: #7601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galesburg, IL
• City population: 32,318
• Population (ZIP): 30,684

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 8% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.48%
• Current HPI: 157.276
• 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

+25.0% since first listed

7 events — show timeline

• 2026-05-11 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-08 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-01 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-27 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2013-03-21 Sold (Public Records) $66,000 Public Records
• 2013-03-20 Sold (MLS) $66,000 RMLSA as Distributed by MLS Grid
• 2012-03-27 Listed $72,000 RMLSA as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2024): $1,021 · -4.3% YoY. Source: county tax records.