1176 N West St · Galesburg, IL 61401

$83,000

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 45 Days on market

Built 1952 7,326 sqft lot $75/sqft · 17% below area Est $100k · 17% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2BR ranch on basement. LR,FR, kitchen w/eating area. Kitchen is open to Family Room. Appliances (as is). Full basement for your hobbies. Carport & patio with lots of storage, Hardwood under carpet. Close to schools & shopping! Come see and make an offer. Reduced !!

Key facts

• Full basement
• Central a/c
• Eat-in kitchen

Tags

• FULL BASEMENT
• HARDWOOD FLOORS
• CENTRAL A/C
• MULTIPLE CLOSETS
• VERSATILE FAMILY ROOM
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Carport and 1-car garage (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built approximately 71–80 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 74 x 99; Lot less than 0.25 acre

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished full basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: schools F, crime F, commute F.
• 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.
• Market conditions: 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (median comp): $100,364
• List price: $83,000
• Delta: -17.30%
• 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
1097 N Academy St	0.10mi	3/1.5 (+1)	1,094 (-2%)	8mo	$40,000	$37	79
461 W Fremont St	0.21mi	3/1.0 (+1)	1,130 (+2%)	11mo	$55,000	$49	74
1400 N Broad St	0.25mi	3/1.5 (+1)	1,116 (+0%)	9mo	$110,000	$99	73
1269 Clark St	0.17mi	3/1.0 (+1)	1,130 (+2%)	14mo	$78,500	$69	73
1416 N Kellogg St	0.46mi	2/1.5	1,080 (-3%)	1mo	$123,000	$114	70
1395 Clark St	0.24mi	2/1.0	1,008 (-9%)	9mo	$91,238	$91	66
889 Jefferson St	0.41mi	2/1.0	1,028 (-8%)	4mo	$65,000	$63	65
1250 Monroe St	0.41mi	3/2.0 (+1)	1,156 (+4%)	2mo	$137,000	$119	64
874 Frank St	0.56mi	2/1.0	1,035 (-7%)	0mo	$79,000	$76	62
44 Osage St	0.43mi	2/1.0	1,021 (-8%)	11mo	$86,000	$84	57
900 Willard St	0.72mi	3/1.5 (+1)	1,068 (-4%)	10mo	$42,000	$39	44
1660 N Prairie St	0.53mi	2/2.0	1,254 (+13%)	11mo	$132,900	$106	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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,141
• Equity at exit: $12,376

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $8,544
• Equity at exit: $7,176

Cash invested: $23,240 (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

• Active inventory: 198
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $145

Break-even live

Break-even rent $816

Max offer price $83,000

Occupancy floor 80%

Sensitivity live

Price	-10% $192	-5% $169	+0% $145	+5% $122	+10% $98
Rent	-10% $66	-5% $106	+0% $145	+5% $185	+10% $224
Rate	-1.0pp $187	-0.5pp $166	base $145	+0.5pp $124	+1.0pp $102

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 E Losey St Galesburg, IL	3.0	1.0	1500	$1,000	$0.67	45d	1	1.25mi

Listing history 20 events

1. 2026-06-17
   status $83,000 Pending 45 DOM
2. 2026-06-16
   days on market $83,000 Active 45 DOM
3. 2026-06-15
   days on market $83,000 Active 44 DOM
4. 2026-06-13
   days on market $83,000 Active 42 DOM
5. 2026-06-12
   days on market $83,000 Active 41 DOM
6. 2026-06-09
   days on market $83,000 Active 38 DOM
7. 2026-06-08
   days on market $83,000 Active 37 DOM
8. 2026-06-07
   days on market $83,000 Active 36 DOM
9. 2026-06-07
   days on market $83,000 Active 35 DOM
10. 2026-06-04
    days on market $83,000 Active 32 DOM
11. 2026-06-02
    days on market $83,000 Active 31 DOM
12. 2026-06-01
    days on market $83,000 Active 30 DOM
13. 2026-05-31
    days on market $83,000 Active 29 DOM
14. 2026-05-31
    days on market $83,000 Active 28 DOM
15. 2026-05-18
    price $85,000 822-char remark
16. 2026-05-15
    price $87,000 822-char remark
17. 2026-04-30
    listed $90,000 Active 822-char remark
18. 2014-08-21
    soldstatus $59,000 278-char remark

    Show marketing remark (278 chars)

    Cute 2BR ranch on basement. LR,FR, kitchen w/eating area. Kitchen is open to Family Room. Appliances (as is). Full basement for your hobbies. Carport & patio with lots of storage, Hardwood under carpet. Close to schools & shopping! Come see and make an offer. Reduced !!

19. 2014-08-21
    soldstatus $59,000

    Show marketing remark (278 chars)

    Cute 2BR ranch on basement. LR,FR, kitchen w/eating area. Kitchen is open to Family Room. Appliances (as is). Full basement for your hobbies. Carport & patio with lots of storage, Hardwood under carpet. Close to schools & shopping! Come see and make an offer. Reduced !!

20. 2014-04-01
    listed $64,900 278-char remark

    Show marketing remark (278 chars)

    Cute 2BR ranch on basement. LR,FR, kitchen w/eating area. Kitchen is open to Family Room. Appliances (as is). Full basement for your hobbies. Carport & patio with lots of storage, Hardwood under carpet. Close to schools & shopping! Come see and make an offer. Reduced !!

ⓘ 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: $2,099 · $175/mo
• Projected year-2 tax: $2,099 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $12,000
• − Mortgage interest: −$4,649
• − Property taxes: −$2,099
• − Insurance: −$415
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,415
• Taxable income: $502
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $1,622/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
• City population: 32,318
• Population (ZIP): 30,684

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 8% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.48%
• Current HPI: 157.276
• 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

+27.9% since first listed

8 events — show timeline

• 2026-06-17 Pending — MRED as Distributed by MLS Grid
• 2026-05-27 Price Changed $83,000 MRED as Distributed by MLS Grid
• 2026-05-18 Price Changed $85,000 MRED as Distributed by MLS Grid
• 2026-05-15 Price Changed $87,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listed $90,000 MRED as Distributed by MLS Grid
• 2014-08-21 Sold (Public Records) $59,000 Public Records
• 2014-08-21 Sold (MLS) $59,000 RMLSA as Distributed by MLS Grid
• 2014-04-01 Listed $64,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,099 · +7.4% YoY. Source: county tax records.