632 N Russell St · Geneseo, IL 61254

$179,900

2 bd · 1.0 ba · 1,474 sqft · SingleFamily public records · 11 Days on market

Built 1949 8,276 sqft lot $122/sqft · at area comps Est $184k · at est. ↓ 1% since listing

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +8.4/15.0
• 1% rule +6.9/10.0
• 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

Don't miss this newly renovated 3 bedroom 2 bath home located within walking distance to all schools and library. New kitchen w/white cabinetry and quartz counter tops and all appliances. Large vaulted ceiling family room with sky lights with sliding doors that open to deck. Two bedrooms up with 1/2 bath off of the master bedroom. Formal dining room could be a living room. Large yard with nice 2 car garage. Updates include 2020 new gutters & A/C, HWH 1-year, roof 5 years, furnace 2006, all new flooring throughout. Basement is partially finished off just needs your final touches.

Key facts

• Above ground pool
• Wrap around deck
• Ada compliant ramp

Tags

• FENCED IN YARD
• WRAP AROUND DECK
• ABOVE GROUND POOL
• ADA COMPLIANT RAMP

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or rehabbed (as reported)
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage; Garage owned with garage door opener; 2 garage spaces (2 parking total)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Approximately 1,474 total living area (per assessor) with finished and unfinished areas totaling 2,286
• Construction: Built approximately 71-80 years ago; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Above-ground pool; Deck; Patio; Fenced yard; Lot dimensions approximately 150 x 55 (less than 0.25 acre)

Interior

• Kitchen: Updated kitchen with solid surface counters; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the second floor (12 x 16) with full bath; Bedroom on the main level (9 x 12); Two additional bedrooms noted (total 2 listed as bedrooms; possible configuration includes multiple bedroom spaces); Bonus room on the second floor (9 x 16)
• Flooring: Carpet in some areas; Laminate flooring in living room, dining room, kitchen and at least one bedroom
• Bathrooms: Two full bathrooms; No tub in at least one bath
• Heating & cooling: Natural gas heat; Central air conditioning; Electric service with circuit breakers; One electric fireplace in the living room
• Interior features: First-floor bedroom; First-floor full bath; Walk-in closet(s); Separate dining room; Skylight(s); Unfinished full basement; 6 total rooms
• Laundry & utility: Laundry on main level with laundry closet and multiple laundry locations; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.2% 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1949 — 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $183,669
• List price: $179,900
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 N Meadow St	0.23mi	2/2.5	1,343 (-9%)	6mo	$220,000	$164	63
225 E Wells St	0.19mi	3/1.5 (+1)	1,680 (+14%)	2mo	$170,500	$101	60
522 N State St	0.21mi	3/1.5 (+1)	1,662 (+13%)	4mo	$186,750	$112	59
634 N State St	0.15mi	3/2.0 (+1)	1,624 (+10%)	10mo	$173,000	$107	59
327 E Wells St	0.19mi	3/1.5 (+1)	1,664 (+13%)	12mo	$194,500	$117	53
327 E Wells St	0.19mi	3/1.5 (+1)	1,664 (+13%)	12mo	$194,500	$117	53
425 N Stewart St	0.61mi	3/1.5 (+1)	1,448 (-2%)	12mo	$175,000	$121	51
425 N Stewart St	0.61mi	3/1.5 (+1)	1,448 (-2%)	12mo	$175,000	$121	51
127 N Vail St	0.64mi	3/2.0 (+1)	1,538 (+4%)	5mo	$155,000	$101	50
215 N Oakwood Ave	0.42mi	3/2.0 (+1)	1,596 (+8%)	11mo	$185,000	$116	48
811 Hickory Dr	0.51mi	3/2.0 (+1)	1,315 (-11%)	10mo	$203,000	$154	41
521 E Park St	0.44mi	3/2.0 (+1)	1,295 (-12%)	11mo	$158,000	$122	41

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,015
• Equity at exit: $26,824

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $35,454
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$234 /mo · $2,814/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $441

Break-even live

Break-even rent $1,586

Max offer price $179,900

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   listed $179,900 Active 648-char remark
2. 2020-10-14
   soldstatus $133,000 590-char remark

   Show marketing remark (589 chars)

   Don't miss this newly renovated 3 bedroom 2 bath home located within walking distance to all schools and library. New kitchen w/white cabinetry and quartz counter tops and all appliances. Large vaulted ceiling family room with sky lights with sliding doors that open to deck. Two bedrooms up with 1/2 bath off of the master bedroom. Formal dining room could be a living room. Large yard with nice 2 car garage. Updates include 2020 new gutters & A/C, HWH 1-year, roof 5 years, furnace 2006, all new flooring throughout. Basement is partially finished off just needs your final touches.

3. 2020-09-04
   listed $134,900 590-char remark

   Show marketing remark (589 chars)

   Don't miss this newly renovated 3 bedroom 2 bath home located within walking distance to all schools and library. New kitchen w/white cabinetry and quartz counter tops and all appliances. Large vaulted ceiling family room with sky lights with sliding doors that open to deck. Two bedrooms up with 1/2 bath off of the master bedroom. Formal dining room could be a living room. Large yard with nice 2 car garage. Updates include 2020 new gutters & A/C, HWH 1-year, roof 5 years, furnace 2006, all new flooring throughout. Basement is partially finished off just needs your final touches.

ⓘ 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: $2,814 · $234/mo
• Projected year-2 tax: $3,449 · $287/mo
• Expected delta: +$635/yr (+$53/mo · 22.6%)

ⓘ 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: $25,732
• − Mortgage interest: −$10,077
• − Property taxes: −$2,814
• − Insurance: −$900
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$5,233
• Taxable income: $2,591
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,672/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

-1.4% since first listed

4 events — show timeline

• 2026-05-26 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-15 Listed — MRED as Distributed by MLS Grid
• 2020-10-14 Sold (MLS) $133,000 RMLSA as Distributed by MLS Grid
• 2020-09-04 Listed $134,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $2,814 · -2.0% YoY. Source: county tax records.