213 N Williams St · Geneseo, IL 61254

$215,000

4 bd · 1.0 ba · 1,834 sqft · SingleFamily public records

Built 1936 7,840 sqft lot Est $205k · at est.

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• ARV discount +5.4/15.0
• 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

Buyers agents log into www.hudhomestore.com to submit offers. 3 bedroom, 1 1/2 bath home with large 3 season room on back of home. Attached 2 car garage and fenced yard. Accepted offer in progress.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1936

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 9.1% vs local median 6.5% 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: 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.
• Zoned schools: Northside Elem School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 331 students, 0% FRL); Geneseo Middle School (math 15% / reading 20%, grade F, #450 of 665 statewide, top 69%, 591 students, 0% FRL); Geneseo High School (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 809 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1936 — 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: 1.16% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $205,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 N Williams St	0.00mi	3/1.5 (-1)	1,834 (0%)	4mo	$200,000	$109	89
517 N Meadow St	0.26mi	4/2.5	1,829 (-0%)	0mo	$324,900	$178	81
623 E Park St	0.23mi	4/2.0	1,898 (+4%)	2mo	$199,000	$105	78
225 E Wells St	0.30mi	3/1.5 (-1)	1,680 (-8%)	2mo	$170,500	$101	64
227 N State St	0.34mi	3/2.0 (-1)	1,730 (-6%)	8mo	$239,900	$139	59
522 N State St	0.42mi	3/1.5 (-1)	1,662 (-9%)	4mo	$186,750	$112	55
627 E Main St	0.55mi	3/2.0 (-1)	1,755 (-4%)	6mo	$220,000	$125	53
326 N Vail St	0.53mi	4/2.0	1,580 (-14%)	4mo	$159,900	$101	45
811 Hickory Dr	0.68mi	3/2.0 (-1)	1,759 (-4%)	10mo	$203,000	$115	44
313 N State St	0.34mi	3/2.0 (-1)	2,084 (+14%)	10mo	$108,800	$52	44
313 N State St	0.34mi	3/2.0 (-1)	2,084 (+14%)	10mo	$108,800	$52	44
505 E Locust St	0.67mi	4/3.0	1,620 (-12%)	6mo	$407,500	$252	36

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,908
• Equity at exit: $32,057

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $38,669
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $501

Break-even live

Break-even rent $1,866

Max offer price $215,000

Occupancy floor 75%

Sensitivity live

Price	-10% $623	-5% $562	+0% $501	+5% $440	+10% $379
Rent	-10% $303	-5% $402	+0% $501	+5% $600	+10% $698
Rate	-1.0pp $609	-0.5pp $556	base $501	+0.5pp $445	+1.0pp $388

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 E Palace Row Geneseo, IL	4.0	3.0	1971	$2,500	$1.27	21d	1	0.15mi

Listing history 21 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-02-09
   soldstatus $200,000
5. 2026-02-06
   soldstatus $200,000 Closed
6. 2026-02-06
   soldstatus $200,000 Closed
7. 2026-02-06
   soldstatus $200,000 Closed
8. 2026-02-06
   soldstatus $200,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-12-10
    status Pending
12. 2025-12-09
    historical
13. 2025-12-09
    historical
14. 2025-11-20
    listed $215,000
15. 2025-11-20
    listed Active
16. 2013-04-22
    soldstatus $31,000 197-char remark

    Show marketing remark (197 chars)

    Buyers agents log into www.hudhomestore.com to submit offers. 3 bedroom, 1 1/2 bath home with large 3 season room on back of home. Attached 2 car garage and fenced yard. Accepted offer in progress.

17. 2013-04-22
    soldstatus $31,000 197-char remark

    Show marketing remark (197 chars)

    Buyers agents log into www.hudhomestore.com to submit offers. 3 bedroom, 1 1/2 bath home with large 3 season room on back of home. Attached 2 car garage and fenced yard. Accepted offer in progress.

18. 2013-02-27
    listed $29,900 197-char remark

    Show marketing remark (197 chars)

    Buyers agents log into www.hudhomestore.com to submit offers. 3 bedroom, 1 1/2 bath home with large 3 season room on back of home. Attached 2 car garage and fenced yard. Accepted offer in progress.

19. 2013-02-27
    listed $29,900 197-char remark

    Show marketing remark (197 chars)

    Buyers agents log into www.hudhomestore.com to submit offers. 3 bedroom, 1 1/2 bath home with large 3 season room on back of home. Attached 2 car garage and fenced yard. Accepted offer in progress.

20. 2004-07-06
    soldstatus $85,900
21. 2004-05-03
    listed $85,900

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,983 · $332/mo
• Expected delta: +$898/yr (+$75/mo · 29.1%)

ⓘ 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: $30,000
• − Mortgage interest: −$12,043
• − Property taxes: −$3,085
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,255
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $5,352/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

+132.8% since first listed

21 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Sold (Public Records) $200,000 Public Records
• 2026-02-06 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-10 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-20 Listed $215,000 MRED as Distributed by MLS Grid
• 2013-04-22 Sold (MLS) $31,000 RMLSA as Distributed by MLS Grid
• 2013-04-22 Sold (MLS) $31,000 MRED as Distributed by MLS Grid
• 2013-02-27 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2013-02-27 Listed $29,900 MRED as Distributed by MLS Grid
• 2004-07-06 Sold (MLS) $85,900 RMLSA as Distributed by MLS Grid
• 2004-05-03 Listed $85,900 RMLSA as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $3,085 · +12.5% YoY. Source: county tax records.