102 Amber Ln · Geneseo, IL 61254

$225,000

3 bd · 1.0 ba · 1,720 sqft · SingleFamily public records · 14 Days on market

Built 1965 0.30 ac lot Est $165k · 36% 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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• 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

4-bed, 2-bath Geneseo ranch on a corner lot offering a fresh, updated interior & a fantastic outdoor setup to draw you in. The main floor includes an updated kitchen with 2019 appliances, abundant cabinet & counter space, LVP flooring added in 2024, & a beautifully updated bathroom completed in 2024. The home features newer siding, windows, soffit, & gutters from 2018, updated electrical & light fixtures from 2022, & all new interior doors & trim installed in 2021. The basement was completely gutted, remodeled, & finished in 2022 & includes a proper egress window added to the bedroom in 2020. Fresh paint throughout in 2025 adds a crisp, mo

Key facts

• Newer siding
• Newer windows
• Updated kitchen

Tags

• UPDATED KITCHEN
• ABUNDANT CABINET SPACE
• LVP FLOORING
• UPDATED BATHROOM
• NEWER SIDING
• NEWER WINDOWS

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 $118 ($1k/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 $214k (4.7% below list).
• Recommended offer: $214k (4.7% below list) — sets the bar for 1% rule.

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: Northside Elem School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 331 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; 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $214,463 (4.7% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $165,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Abbey Dr	0.10mi	3/1.0	1,750 (+2%)	8mo	$167,000	$95	86
204 Amber Ln	0.06mi	4/2.0 (+1)	1,672 (-3%)	3mo	$205,000	$123	81
126 Sherwood Dr	0.21mi	3/2.5	1,681 (-2%)	4mo	$235,000	$140	78
105 Abbey Dr	0.05mi	3/1.5	1,818 (+6%)	18mo	$175,000	$96	71
105 Abbey Dr	0.05mi	3/1.5	1,818 (+6%)	18mo	$175,000	$96	71

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-28,877
• Equity at exit: $33,548

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,256
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $118

Break-even live

Break-even rent $1,995

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $246	-5% $182	+0% $118	+5% $55	+10% $-9
Rent	-10% $-51	-5% $34	+0% $118	+5% $203	+10% $288
Rate	-1.0pp $232	-0.5pp $176	base $118	+0.5pp $60	+1.0pp $1

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 17 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-26
   soldstatus $233,000
5. 2026-02-13
   soldstatus $233,000 Closed
6. 2026-02-13
   soldstatus $233,000 Closed
7. 2026-02-13
   soldstatus $233,000 Closed
8. 2026-02-13
   soldstatus $233,000 Closed
9. 2026-01-15
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-06
    historical
13. 2026-01-05
    historical
14. 2025-12-31
    status Pending
15. 2025-12-08
    listed Active
16. 2025-12-02
    historical
17. 2016-09-26
    soldstatus $116,000

ⓘ 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: $3,627 · $302/mo
• Projected year-2 tax: $4,367 · $364/mo
• Expected delta: +$740/yr (+$62/mo · 20.4%)

ⓘ 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: $25,736
• − Mortgage interest: −$12,603
• − Property taxes: −$3,627
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$6,545
• Taxable loss: −$2,283
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,968/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

• 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

+100.9% since first listed

17 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-26 Sold (Public Records) $233,000 Public Records
• 2026-02-13 Sold (MLS) $233,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $233,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $233,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $233,000 MRED as Distributed by MLS Grid
• 2026-01-15 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Pending — MRED as Distributed by MLS Grid
• 2025-12-08 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-02 Coming Soon — RMLSA as Distributed by MLS Grid
• 2016-09-26 Sold (Public Records) $116,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $3,627 · +12.6% YoY. Source: county tax records.