509 S Henry St · Geneseo, IL 61254

$227,900

4 bd · 1.0 ba · 2,630 sqft · SingleFamily public records · 19 Days on market

Built 1951 6,969 sqft lot Est $274k · 17% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• 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 MLS

**Previous offer fell through at no fault of the sellers** This amazing 4 bedroom, 2 full bathroom home is a must see! Located in the beautiful town on Geneseo, you'll find original hardwood floors and many other unique original characteristics throughout. The large bedrooms are superb and the dry basement allows ample space for storage or additional living space! More pictures to come!

Key facts

• Doggie door
• Walk-in closets
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WALK-IN CLOSETS
• WOODBURNING FIREPLACE
• DOGGIE DOOR
• LOW-MAINTENANCE EXTERIOR
• TILT-IN VINYL WINDOWS

Property features AI

Finance

• Other: Parcel number 0821158004; Living area source: taped; Below-grade finished area present; Unfinished basement square footage reported
• HOA & community: Master association fee not required

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Concrete driveway; Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Power details not specified
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978 (71–80 years old); Asphalt roof; Facing/entry level not specified
• Construction: Vinyl siding, frame construction with shake siding accents; Block foundation; Approximately 1,958 finished square feet (total finished/unfinished reported separately)
• Exterior features: Patio; Fenced yard; Garden; Sloped lot; Lot dimensions approximately 55 x 128

Interior

• Kitchen: Eating area with breakfast bar; Pantry; Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on main level (12 x 13) with full bath; Bedroom on main level (11 x 13); Two bedrooms on second level (each 13 x 13)
• Flooring: Hardwood flooring in most living areas and bedrooms; Vinyl flooring in kitchen; Wood flooring listed
• Bathrooms: Two full bathrooms; Basement includes a bathroom (yes)
• Heating & cooling: Natural gas heating; Radiator heating system; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features and bookcases; Special millwork; Walk-in closet(s); Separate dining room; Storm door(s); Window screens; Unfinished full basement
• Laundry & utility: Basement laundry room (9 x 8); Gas and electric dryer hookups; Laundry chute; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $228k).
• Recommended offer: $224k (1.5% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Southwest Elem School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 364 students, 0% FRL); Geneseo Middle School (math 15% / reading 20%, grade F, #450 of 665 statewide, top 69%, 591 students, 0% FRL); Geneseo High School (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 809 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $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

• It's been on market 19 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $175k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,481 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.10% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $273,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 S Oakwood Ave	0.33mi	4/2.0	2,576 (-2%)	3mo	$268,000	$104	75
317 E South St	0.44mi	4/2.5	2,464 (-6%)	8mo	$232,000	$94	57
410 W 1st St	0.38mi	3/1.5 (-1)	2,462 (-6%)	17mo	$189,000	$77	51
847 S Spring St	0.51mi	4/2.5	2,451 (-7%)	12mo	$240,000	$98	48
909 S Spring St	0.55mi	3/4.0 (-1)	2,717 (+3%)	6mo	$290,000	$107	47
924 S Center St	0.46mi	5/2.0 (+1)	2,488 (-5%)	23mo	$175,000	$70	42
310 Hillcrest Dr	0.75mi	4/2.5	2,921 (+11%)	2mo	$289,900	$99	39
505 E Locust St	0.64mi	4/3.0	2,920 (+11%)	6mo	$407,500	$140	39
525 W Palace Row	0.70mi	4/1.5	2,416 (-8%)	18mo	$204,000	$84	37
129 Richmond Hill Dr	0.65mi	3/3.0 (-1)	2,595 (-1%)	23mo	$391,000	$151	35
129 Richmond Hill Dr	0.65mi	3/3.0 (-1)	2,595 (-1%)	23mo	$391,000	$151	35
323 N Vail St	0.61mi	4/3.5	2,300 (-12%)	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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-14,658
• Equity at exit: $33,981

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $16,107
• Equity at exit: $19,705

Cash invested: $63,812 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,195
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $349

Break-even live

Break-even rent $2,059

Max offer price $227,900

Occupancy floor 81%

Sensitivity live

Price	-10% $478	-5% $413	+0% $349	+5% $284	+10% $220
Rent	-10% $151	-5% $250	+0% $349	+5% $447	+10% $546
Rate	-1.0pp $463	-0.5pp $407	base $349	+0.5pp $290	+1.0pp $229

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: $56,975
• Closing costs: $6,837
• 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	19d	1	0.82mi

Listing history 14 events

1. 2026-06-18
   days on market $227,900 Active 19 DOM
2. 2026-06-17
   days on market $227,900 Active 18 DOM
3. 2026-06-16
   days on market $227,900 Active 17 DOM
4. 2026-06-15
   days on market $227,900 Active 16 DOM
5. 2026-06-14
   days on market $227,900 Active 14 DOM
6. 2026-06-13
   days on market $227,900 Active 13 DOM
7. 2026-06-10
   days on market $227,900 Active 11 DOM
8. 2026-06-09
   days on market $227,900 Active 10 DOM
9. 2026-06-08
   days on market $227,900 Active 9 DOM
10. 2026-06-07
    days on market $227,900 Active 8 DOM
11. 2026-06-02
    days on market $227,900 Active 3 DOM
12. 2026-06-01
    days on market $227,900 Active 2 DOM
13. 2026-05-30
    remarks 685-char remark
14. 2026-05-30
    listed $227,900 Active 1 DOM

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,605 · $384/mo
• Expected delta: +$569/yr (+$47/mo · 14.1%)

ⓘ 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
• 🫁 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: −$12,766
• − Property taxes: −$4,036
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,630
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $4,032/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

+42.5% since first listed

14 events — show timeline

• 2026-05-30 Listed $227,900 MRED as Distributed by MLS Grid
• 2023-12-12 Sold (Public Records) $175,000 Public Records
• 2023-12-12 Sold (MLS) $175,000 RMLSA as Distributed by MLS Grid
• 2023-12-12 Sold (MLS) $175,000 MRED as Distributed by MLS Grid
• 2023-11-02 Pending — RMLSA as Distributed by MLS Grid
• 2023-10-31 Relisted — RMLSA as Distributed by MLS Grid
• 2023-10-31 Pending — RMLSA as Distributed by MLS Grid
• 2023-10-31 Relisted — RMLSA as Distributed by MLS Grid
• 2023-10-13 Pending — RMLSA as Distributed by MLS Grid
• 2023-10-11 Listed $175,000 RMLSA as Distributed by MLS Grid
• 2023-10-11 Listed $175,000 MRED as Distributed by MLS Grid
• 2022-06-08 Sold (Public Records) $159,900 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $4,036 · +13.9% YoY. Source: county tax records.