C9 Long Bay Point Dr · The Galena Territory, IL 61036

$35,000

2 bd · 2.0 ba · 2,193 sqft · Other · 12 Days on market

Built 1986 $554/mo HOA · 32% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here’s your chance to become a Galena Territory property owner through an established ownership co-op—an affordable and practical way to enjoy a vacation home without the full commitment. This beautifully furnished 2-bedroom, 2-bath Long Bay Point townhouse offers 8 weeks of use per year for you and your guests (1/6th ownership). Located in a prime area within the Territory, you’re close to all the best amenities and attractions. Inside, the layout is perfect for comfort and convenience. The main level features a master bedroom with a comfortable king size bed and large walk-in shower. The upper level includes a spacious bedroom with two full-size beds. The loft area offers additional sleeping space with two chairs that convert into twin beds—ideal for accommodating family and guests. The property is part of a well-established co-op that has been successfully operating for many years. With solid systems in place, the group ensures smooth communication, shared responsibilities, and consistent maintenance to keep the property in excellent condition year-round. The monthly townhouse HOA fee includes access to a private pool, exterior building maintenance, lawn care, snow removal, and on-site waste and recycling services. In addition, the annual Galena Territory HOA fee of $1,404 provides access to indoor and outdoor pools, a clubhouse, fitness center, trails, tennis and pickleball courts, and all other well-maintained common areas. All HOA fees, utilities, and property expenses are divided evenly among the co-op owners, making this a smart and hassle-free way to invest in the Galena Territory lifestyle. This is a unique opportunity to enjoy vacation homeownership in a highly sought-after area—turnkey ready and thoughtfully maintained, just waiting for your next escape.

Key facts

• Spacious bedroom
• Master bedroom
• Loft area

Tags

• GALENA TERRITORY PROPERTY
• LONG BAY POINT TOWNHOUSE
• MASTER BEDROOM
• LARGE WALK-IN SHOWER
• SPACIOUS BEDROOM
• LOFT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 25.7% vs local median 3.3% in The Galena Territory — 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 72/100 on livability (#313 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Scales Mound CUSD 211 (rural): math 45% / reading 45% proficiency, ranked #216 of 919 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 58 units permitted in Jo Daviess County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jo Daviess County population projected at -25% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $35k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $35,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.92% ✓
• Cap rate: 25.69%
• Cash-on-cash: 69.27%
• DSCR: 4.08
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.1%
• Equity multiple: 4.14×
• Total profit: $30,725
• Equity at exit: $5,219

10-year hold

• IRR: 73.3%
• Equity multiple: 8.62×
• Total profit: $74,638
• Equity at exit: $3,026

Cash invested: $9,800 (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 61036

• Active inventory: 156
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$554
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $566

Break-even live

Break-even rent $1,007

Max offer price $35,000

Occupancy floor 62%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: landscapingsnow removalpoolgym

Listing history 4 events

1. 2026-05-04
   status Pending 1826-char remark

   Show marketing remark (1826 chars)

   Here’s your chance to become a Galena Territory property owner through an established ownership co-op—an affordable and practical way to enjoy a vacation home without the full commitment. This beautifully furnished 2-bedroom, 2-bath Long Bay Point townhouse offers 8 weeks of use per year for you and your guests (1/6th ownership). Located in a prime area within the Territory, you’re close to all the best amenities and attractions. Inside, the layout is perfect for comfort and convenience. The main level features a master bedroom with a comfortable king size bed and large walk-in shower. The upper level includes a spacious bedroom with two full-size beds. The loft area offers additional sleeping space with two chairs that convert into twin beds—ideal for accommodating family and guests. The property is part of a well-established co-op that has been successfully operating for many years. With solid systems in place, the group ensures smooth communication, shared responsibilities, and consistent maintenance to keep the property in excellent condition year-round. The monthly townhouse HOA fee includes access to a private pool, exterior building maintenance, lawn care, snow removal, and on-site waste and recycling services. In addition, the annual Galena Territory HOA fee of $1,404 provides access to indoor and outdoor pools, a clubhouse, fitness center, trails, tennis and pickleball courts, and all other well-maintained common areas. All HOA fees, utilities, and property expenses are divided evenly among the co-op owners, making this a smart and hassle-free way to invest in the Galena Territory lifestyle. This is a unique opportunity to enjoy vacation homeownership in a highly sought-after area—turnkey ready and thoughtfully maintained, just waiting for your next escape.

2. 2026-04-22
   listed $35,000 Active 1826-char remark

   Show marketing remark (1826 chars)

   Here’s your chance to become a Galena Territory property owner through an established ownership co-op—an affordable and practical way to enjoy a vacation home without the full commitment. This beautifully furnished 2-bedroom, 2-bath Long Bay Point townhouse offers 8 weeks of use per year for you and your guests (1/6th ownership). Located in a prime area within the Territory, you’re close to all the best amenities and attractions. Inside, the layout is perfect for comfort and convenience. The main level features a master bedroom with a comfortable king size bed and large walk-in shower. The upper level includes a spacious bedroom with two full-size beds. The loft area offers additional sleeping space with two chairs that convert into twin beds—ideal for accommodating family and guests. The property is part of a well-established co-op that has been successfully operating for many years. With solid systems in place, the group ensures smooth communication, shared responsibilities, and consistent maintenance to keep the property in excellent condition year-round. The monthly townhouse HOA fee includes access to a private pool, exterior building maintenance, lawn care, snow removal, and on-site waste and recycling services. In addition, the annual Galena Territory HOA fee of $1,404 provides access to indoor and outdoor pools, a clubhouse, fitness center, trails, tennis and pickleball courts, and all other well-maintained common areas. All HOA fees, utilities, and property expenses are divided evenly among the co-op owners, making this a smart and hassle-free way to invest in the Galena Territory lifestyle. This is a unique opportunity to enjoy vacation homeownership in a highly sought-after area—turnkey ready and thoughtfully maintained, just waiting for your next escape.

3. 2025-08-26
   price $45,000
4. 2013-12-02
   soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,682
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − HOA: −$6,648
• − Depreciation: −$1,018
• Taxable income: $7,046
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $5,097/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: Scales Mound CUSD 211
• NCES district ID: 1735610
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $59,698
• Composite: 41.79/100
• National rank: #7155
• State rank: #216 of 919 in IL

Livability — The Galena Territory

• Score: 72/100
• State rank: #313
• US rank: #6203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Galena Territory, IL
• Population (ZIP): 7,014

Population outlook (Jo Daviess County) Hauer SSP2

• Today (2025): 20,420 people
• By 2030: 19,405 · -5.0%
• By 2040: 17,244 · -15.6%
• By 2050: 15,357 · -24.8%
• By 2075: 11,760 · -42.4%
• By 2100: 8,355 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Jo Daviess

• 2024 margin: R (+16.8) · D 40.8% · R 57.6% · Other 1.6%
• 2008→2024 swing: -27.3pp toward R · 2008: 10.5pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+16.5 2016: R+14.9 2012: D+1.1 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.06%
• Current HPI: 156.4718
• 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

+133.3% since first listed

4 events — show timeline

• 2026-05-04 Pending — NWIAR
• 2026-04-22 Listed $35,000 NWIAR
• 2025-08-26 Price Changed $45,000 NWIAR
• 2013-12-02 Sold (Public Records) $15,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $4,005 · +4.9% YoY. Source: county tax records.