1236 Brown Ave · Galesburg, IL 61401-1914

$110,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 8 Days on market

Built 1916 7,550 sqft lot Est $98k · 12% 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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.4/10.0

Listing remarks MLS

Two bedroom bungalow with enclosed front porch, fireplace in living room. Full unfinished basement, detached garage.

Key facts

• Updated electrical
• New kitchen
• Updated flooring

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• UPDATED FLOORING
• UPDATED LIGHTING
• NEW KITCHEN
• GORGEOUS BATHROOM

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1916; Level lot
• Construction: Full basement
• Exterior features: Replacement windows; Shingle roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet in bedrooms; Laminate in living room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Living room electric fireplace
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% 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: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Knox County population projected at -19% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1916 — 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 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?
4. 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?
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: 1.01% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $98,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Brown Ave	0.08mi	2/1.0	746 (-14%)	6mo	$87,500	$117	69
1575 Florence Ave	0.29mi	2/1.0	936 (+8%)	10mo	$88,000	$94	64
1439 Florence Ave	0.18mi	3/1.0 (+1)	780 (-10%)	10mo	$22,000	$28	62
1480 Russell Ave	0.43mi	3/1.0 (+1)	925 (+7%)	1mo	$112,000	$121	62
1394 Arcadia Dr	0.56mi	3/1.0 (+1)	864 (0%)	8mo	$115,000	$133	62
1476 Imperial Ave	0.53mi	3/1.0 (+1)	875 (+1%)	8mo	$109,000	$125	62
1508 Moshier Ave	0.38mi	2/—	780 (-10%)	6mo	$20,000	$26	61
1560 Brown Ave	0.28mi	2/1.0	760 (-12%)	8mo	$78,000	$103	60
784 Florence Ave	0.43mi	2/1.0	944 (+9%)	6mo	$138,000	$146	60
1479 Meadow Dr	0.49mi	3/1.0 (+1)	925 (+7%)	2mo	$105,000	$114	59
465 Fifer St	0.34mi	3/1.0 (+1)	936 (+8%)	8mo	$82,000	$88	58
756 Arnold St	0.64mi	3/1.0 (+1)	960 (+11%)	0mo	$77,000	$80	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: 16.0%
• Equity multiple: 1.91×
• Total profit: $28,081
• Equity at exit: $49,461

10-year hold

• IRR: 17.6%
• Equity multiple: 3.57×
• Total profit: $79,054
• Equity at exit: $76,225

Cash invested: $30,800 (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 61401-1914

• Active inventory: 1
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $234

Break-even live

Break-even rent $820

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $110,000 Under Contract 8 DOM
2. 2026-06-17
   days on market $110,000 Under Contract 7 DOM
3. 2026-06-16
   days on market $110,000 Under Contract 6 DOM
4. 2026-06-15
   days on market $110,000 Under Contract 5 DOM
5. 2026-06-14
   status $110,000 Under Contract 3 DOM
6. 2026-06-13
   days on market $110,000 Active 3 DOM
7. 2026-06-12
   remarks 687-char remark
8. 2026-06-12
   listed $110,000 Active 2 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: $305 · $25/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: +$1,096/yr (+$91/mo · 359.7%)

ⓘ 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: $13,393
• − Mortgage interest: −$6,162
• − Property taxes: −$305
• − Insurance: −$550
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,200
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,556/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+69.2% since first listed

7 events — show timeline

• 2026-06-10 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2022-03-30 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2021-10-01 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-01-19 Sold (Public Records) $62,500 Public Records
• 2007-01-19 Sold (MLS) $62,500 RMLSA as Distributed by MLS Grid
• 2006-12-14 Listed $65,000 RMLSA as Distributed by MLS Grid

Property tax history

-11.6%/yr

Latest (2025): $305 · +31.9% YoY. Source: county tax records.