521 N Meadow St · Geneseo, IL 61254

$164,900

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 23 Days on market

Built 1925 Est $121k · 36% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• 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

NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

Key facts

• Large lot
• New roof
• Built 1925

Tags

• LARGE LOT
• CLOSE TO SCHOOLS AND LIBRARY
• NEW ROOF
• INCLUDES NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $72k; list at $165k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.21% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $120,984
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 N Meadow St	0.10mi	2/2.0 (-1)	824 (-3%)	9mo	$119,000	$144	74
615 N Meadow St	0.10mi	2/2.0 (-1)	824 (-3%)	9mo	$119,000	$144	74
415 E Palace Row	0.14mi	2/1.0 (-1)	940 (+10%)	9mo	$121,000	$129	64
415 E Palace	0.14mi	2/1.0 (-1)	940 (+10%)	9mo	$121,000	$129	64
308 N Stewart St	0.68mi	3/1.0	768 (-10%)	0mo	$109,000	$142	52
606 Russell Ave	0.15mi	2/1.0 (-1)	960 (+13%)	21mo	$118,900	$124	50
606 Russell Ave	0.15mi	2/1.0 (-1)	960 (+13%)	21mo	$118,900	$124	50
139 N Vail St	0.61mi	3/2.0	952 (+12%)	3mo	$162,000	$170	46

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,578
• Equity at exit: $24,587

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $42,140
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $476

Break-even live

Break-even rent $1,388

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $164,900 Active 23 DOM
2. 2026-06-17
   days on market $164,900 Active 22 DOM
3. 2026-06-16
   days on market $164,900 Active 21 DOM
4. 2026-06-15
   days on market $164,900 Active 20 DOM
5. 2026-06-14
   days on market $164,900 Active 18 DOM
6. 2026-06-13
   days on market $164,900 Active 17 DOM
7. 2026-06-10
   days on market $164,900 Active 15 DOM
8. 2026-06-09
   days on market $164,900 Active 14 DOM
9. 2026-06-08
   days on market $164,900 Active 13 DOM
10. 2026-06-07
    days on market $164,900 Active 12 DOM
11. 2026-06-02
    days on market $164,900 Active 7 DOM
12. 2026-06-01
    days on market $164,900 Active 6 DOM
13. 2026-05-31
    days on market $164,900 Active 5 DOM
14. 2026-05-30
    days on market $164,900 Active 4 DOM
15. 2026-05-26
    listed $164,900 Active
16. 2021-11-24
    soldstatus $72,000 346-char remark

    Show marketing remark (346 chars)

    NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

17. 2021-11-24
    soldstatus $72,000 346-char remark

    Show marketing remark (346 chars)

    NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

18. 2021-11-24
    soldstatus $72,000

    Show marketing remark (346 chars)

    NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

19. 2021-07-21
    listed $74,900 346-char remark

    Show marketing remark (346 chars)

    NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

20. 2021-07-21
    listed $74,900 346-char remark

    Show marketing remark (346 chars)

    NEW PRICE and priced just below June 2021 appraisal done on this home!! Nice 3 bedroom home with 2 car detached garage. Great for an investment property or first time home buyer!! Possible non-conforming 4th bedroom on main level that does not have a door. Great large level backyard for many activities. Furnace 1995 and hot water heater 2020.

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$891/yr (+$74/mo · 45.4%)

ⓘ 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: $23,886
• − Mortgage interest: −$9,237
• − Property taxes: −$1,961
• − Insurance: −$824
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$4,797
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,929/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

+120.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $164,900 FSBO.com
• 2021-11-24 Sold (Public Records) $72,000 Public Records
• 2021-11-24 Sold (MLS) $72,000 MRED as Distributed by MLS Grid
• 2021-11-24 Sold (MLS) $72,000 RMLSA as Distributed by MLS Grid
• 2021-07-21 Listed $74,900 MRED as Distributed by MLS Grid
• 2021-07-21 Listed $74,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $1,961 · +15.3% YoY. Source: county tax records.