620 N Meadow St · Geneseo, IL 61254

$129,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 57 Days on market

Built 1917 9,750 sqft lot $124/sqft · 15% below area Est $154k · 15% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Here is a cute and adorable 3 bedroom, 1 full bath home located in Geneseo with a 1-car detached garage. There are endless possibilities with this property! The large, open kitchen offers an eat-in kitchen but also over looks the informal dining room. You'll discover a nicely sized window that overlooks the backyard as well. All 3 bedroom has great closet space. Don't miss out on this gem!

Key facts

• Oversized kitchen
• Large yard
• Side porch

Tags

• LARGE DINING AREA
• OVERSIZED KITCHEN
• SIDE PORCH
• LARGE YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 128% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.58% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $153,605
• List price: $129,900
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 W Exchange St	0.70mi	2/1.0	1,043 (-0%)	3mo	$158,000	$151	64
415 E Palace	0.25mi	2/1.0	940 (-10%)	9mo	$121,000	$129	63
415 E Palace Row	0.25mi	2/1.0	940 (-10%)	9mo	$121,000	$129	63
606 Russell Ave	0.16mi	2/1.0	960 (-8%)	21mo	$118,900	$124	61
606 Russell Ave	0.16mi	2/1.0	960 (-8%)	21mo	$118,900	$124	61
116 N Spring St	0.47mi	3/1.0 (+1)	1,056 (+1%)	21mo	$142,000	$134	54
516 W Wells St	0.67mi	2/1.0	1,142 (+9%)	1mo	$122,000	$107	53
407 N Chicago St	0.38mi	3/1.0 (+1)	1,165 (+11%)	8mo	$165,000	$142	52
403 E Palace Row	0.25mi	3/1.5 (+1)	1,202 (+15%)	14mo	$165,000	$137	45
216 E Ogden Ave	0.21mi	2/1.5	1,200 (+14%)	23mo	$157,900	$132	45
216 E Ogden Ave	0.21mi	2/1.5	1,200 (+14%)	23mo	$157,900	$132	45
139 N Vail St	0.70mi	3/2.0 (+1)	952 (-9%)	3mo	$162,000	$170	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: 17.3%
• Equity multiple: 1.70×
• Total profit: $25,395
• Equity at exit: $19,369

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $81,991
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $729

Break-even live

Break-even rent $1,127

Max offer price $129,900

Occupancy floor 59%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 57 DOM
2. 2026-06-17
   days on market $129,900 Active 56 DOM
3. 2026-06-16
   price $129,900 Active 55 DOM
4. 2026-06-16
   days on market $140,000 Active 55 DOM
5. 2026-06-15
   days on market $140,000 Active 54 DOM
6. 2026-06-14
   days on market $140,000 Active 52 DOM
7. 2026-06-13
   days on market $140,000 Active 51 DOM
8. 2026-06-10
   days on market $140,000 Active 49 DOM
9. 2026-06-09
   days on market $140,000 Active 48 DOM
10. 2026-06-08
    days on market $140,000 Active 47 DOM
11. 2026-06-07
    pricedays on market $140,000 Active 46 DOM
12. 2026-06-02
    days on market $145,000 Active 41 DOM
13. 2026-06-01
    days on market $145,000 Active 40 DOM
14. 2026-05-31
    days on market $145,000 Active 39 DOM
15. 2026-05-30
    days on market $145,000 Active 38 DOM
16. 2022-04-29
    soldstatus $57,000 393-char remark

    Show marketing remark (393 chars)

    Here is a cute and adorable 3 bedroom, 1 full bath home located in Geneseo with a 1-car detached garage. There are endless possibilities with this property! The large, open kitchen offers an eat-in kitchen but also over looks the informal dining room. You'll discover a nicely sized window that overlooks the backyard as well. All 3 bedroom has great closet space. Don't miss out on this gem!

17. 2022-04-29
    soldstatus $57,000 393-char remark

    Show marketing remark (393 chars)

    Here is a cute and adorable 3 bedroom, 1 full bath home located in Geneseo with a 1-car detached garage. There are endless possibilities with this property! The large, open kitchen offers an eat-in kitchen but also over looks the informal dining room. You'll discover a nicely sized window that overlooks the backyard as well. All 3 bedroom has great closet space. Don't miss out on this gem!

18. 2022-03-29
    listed $57,000 393-char remark

    Show marketing remark (393 chars)

    Here is a cute and adorable 3 bedroom, 1 full bath home located in Geneseo with a 1-car detached garage. There are endless possibilities with this property! The large, open kitchen offers an eat-in kitchen but also over looks the informal dining room. You'll discover a nicely sized window that overlooks the backyard as well. All 3 bedroom has great closet space. Don't miss out on this gem!

19. 2022-03-29
    listed $57,000 393-char remark

    Show marketing remark (393 chars)

    Here is a cute and adorable 3 bedroom, 1 full bath home located in Geneseo with a 1-car detached garage. There are endless possibilities with this property! The large, open kitchen offers an eat-in kitchen but also over looks the informal dining room. You'll discover a nicely sized window that overlooks the backyard as well. All 3 bedroom has great closet space. Don't miss out on this gem!

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$545/yr (+$45/mo · 29.4%)

ⓘ 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: $24,592
• − Mortgage interest: −$7,276
• − Property taxes: −$1,858
• − Insurance: −$650
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$3,779
• Taxable income: $7,094
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $7,043/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

+0.0% since first listed

4 events — show timeline

• 2022-04-29 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2022-04-29 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2022-03-29 Listed $57,000 MRED as Distributed by MLS Grid
• 2022-03-29 Listed $57,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2024): $1,858 · +12.5% YoY. Source: county tax records.