222 E Pearl St · Geneseo, IL 61254

$215,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 18 Days on market

Built 1942 4,356 sqft lot Est $153k · 41% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further than this fully updated, move-in ready home in the heart of Geneseo, only 2 blocks from the city park and short walk to downtown. The attic was finished in 2018 with insulation and drywall, an added walk-in closet, recessed lighting, and comfortable carpet, creating a BONUS room that is currently used as a 4th bedroom, but can serve a variety of purposes to fit the needs of any lifestyle. All exterior doors are 2017 or newer, all updated windows on main level and upper level, new fence in 2017, new dishwasher in 2019, and a brand new water heater in 2020! Wonderfully maintained, book your showing now!!!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1942

Tags

• UPDATED TWO STORY GEM
• MINUTES FROM CITY PARK
• CLOSE TO GROCERY STORES
• CLOSE TO COFFEE SHOPS
• CLOSE TO LOCAL RESTAURANTS
• CLOSE TO DOWNTOWN STATE STREET

Property features AI

Finance

• Other: Parcel number 0821254008
• HOA & community: No master association fee required; Sidewalks in the community

Exterior

• Parking: Detached garage (concrete) with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Estimated living area; approximately 1,555 total sq. ft. with about 915 upper and 640 main; Approximately 2,195 finished square feet (per source); built roughly 81–90 years ago; House built before 1978
• Construction: Metal roof; Vinyl siding; Brick/mortar foundation; Unfinished basement area approximately 640
• Exterior features: Patio; Fenced lot; Level lot; Lot dimensions approximately 60 x 72

Interior

• Kitchen: Kitchen (14 x 9) with ceramic tile; Range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms; Master bedroom on second level (11 x 13) with a full bath; Bedroom on second level (11 x 12) — carpet; Another bedroom on second level (11 x 12) — vinyl; Fourth bedroom on third level (25 x 11) — carpet
• Flooring: Hardwood in living and dining rooms; Carpet in master and two bedrooms; Vinyl in one bedroom; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Basement is unfinished and full; Separate dining room; Laundry in unit
• Laundry & utility: Washer; Dryer; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.

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: Millikin Elem School (math 27% / reading 27%, grade F, #749 of 2,056 statewide, top 40%, 368 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; 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

• It's been on market 18 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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.
• Current owner paid $136k; list at $215k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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: 1.03% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $152,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 S Illinois St	0.40mi	3/1.0	1,444 (+7%)	1mo	$148,900	$103	69
627 E Main St	0.44mi	3/2.0	1,420 (+5%)	6mo	$220,000	$155	62
712 S Spring St	0.29mi	3/1.5	1,506 (+11%)	7mo	$169,000	$112	60
712 S Spring St	0.29mi	3/1.5	1,506 (+11%)	7mo	$169,000	$112	60
228 E Locust St	0.27mi	3/2.0	1,499 (+11%)	7mo	$169,000	$113	60
508 E North St	0.28mi	4/1.5 (+1)	1,528 (+13%)	7mo	$164,000	$107	53
510 N Meadow St	0.69mi	2/2.5 (-1)	1,343 (-1%)	6mo	$220,000	$164	50
139 N Stewart St St	0.68mi	3/1.0	1,232 (-9%)	4mo	$185,000	$150	50
513 E Pearl St	0.27mi	2/2.0 (-1)	1,172 (-13%)	7mo	$231,000	$197	50
127 N Vail St	0.54mi	3/2.0	1,538 (+14%)	5mo	$155,000	$101	44
236 Hillcrest Dr	0.71mi	2/1.5 (-1)	1,520 (+12%)	7mo	$170,000	$112	33
109 Hillcrest Dr	0.74mi	4/3.0 (+1)	1,522 (+13%)	6mo	$290,000	$191	27

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-20,429
• Equity at exit: $32,057

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $929
• 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: 8.1×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $225

Break-even live

Break-even rent $1,933

Max offer price $215,000

Occupancy floor 85%

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: —

Listing history 25 events

1. 2026-06-09
   status $215,000 Pending 18 DOM
2. 2026-06-08
   days on market $215,000 Active 18 DOM
3. 2026-06-07
   days on market $215,000 Active 17 DOM
4. 2026-06-03
   price $215,000 Active 12 DOM
5. 2026-06-02
   days on market $225,000 Active 12 DOM
6. 2026-06-01
   days on market $225,000 Active 11 DOM
7. 2026-05-31
   days on market $225,000 Active 10 DOM
8. 2026-05-30
   days on market $225,000 Active 9 DOM
9. 2026-05-21
   listed $225,000 Active
10. 2021-05-24
    soldstatus $136,000
11. 2021-05-20
    soldstatus $136,000 629-char remark

    Show marketing remark (629 chars)

    Look no further than this fully updated, move-in ready home in the heart of Geneseo, only 2 blocks from the city park and short walk to downtown. The attic was finished in 2018 with insulation and drywall, an added walk-in closet, recessed lighting, and comfortable carpet, creating a BONUS room that is currently used as a 4th bedroom, but can serve a variety of purposes to fit the needs of any lifestyle. All exterior doors are 2017 or newer, all updated windows on main level and upper level, new fence in 2017, new dishwasher in 2019, and a brand new water heater in 2020! Wonderfully maintained, book your showing now!!!

12. 2021-05-20
    soldstatus $136,000 629-char remark

    Show marketing remark (629 chars)

    Look no further than this fully updated, move-in ready home in the heart of Geneseo, only 2 blocks from the city park and short walk to downtown. The attic was finished in 2018 with insulation and drywall, an added walk-in closet, recessed lighting, and comfortable carpet, creating a BONUS room that is currently used as a 4th bedroom, but can serve a variety of purposes to fit the needs of any lifestyle. All exterior doors are 2017 or newer, all updated windows on main level and upper level, new fence in 2017, new dishwasher in 2019, and a brand new water heater in 2020! Wonderfully maintained, book your showing now!!!

13. 2021-03-17
    listed $138,000 629-char remark

    Show marketing remark (629 chars)

    Look no further than this fully updated, move-in ready home in the heart of Geneseo, only 2 blocks from the city park and short walk to downtown. The attic was finished in 2018 with insulation and drywall, an added walk-in closet, recessed lighting, and comfortable carpet, creating a BONUS room that is currently used as a 4th bedroom, but can serve a variety of purposes to fit the needs of any lifestyle. All exterior doors are 2017 or newer, all updated windows on main level and upper level, new fence in 2017, new dishwasher in 2019, and a brand new water heater in 2020! Wonderfully maintained, book your showing now!!!

14. 2021-03-17
    listed $138,000 629-char remark

    Show marketing remark (629 chars)

    Look no further than this fully updated, move-in ready home in the heart of Geneseo, only 2 blocks from the city park and short walk to downtown. The attic was finished in 2018 with insulation and drywall, an added walk-in closet, recessed lighting, and comfortable carpet, creating a BONUS room that is currently used as a 4th bedroom, but can serve a variety of purposes to fit the needs of any lifestyle. All exterior doors are 2017 or newer, all updated windows on main level and upper level, new fence in 2017, new dishwasher in 2019, and a brand new water heater in 2020! Wonderfully maintained, book your showing now!!!

15. 2017-03-28
    soldstatus $119,000
16. 2017-03-24
    soldstatus $119,000 263-char remark

    Show marketing remark (263 chars)

    NEW KITCHEN! NEW BATHS! Beautifully finished hardwood floors! This 3 BR home offers vintage charm with modern updates. A really nice home! The kitchen has a ceramic tile floor, new cabinets, and glass tile backsplash. Both baths have subway tile and new fixtures.

17. 2017-03-24
    soldstatus $119,000 263-char remark

    Show marketing remark (263 chars)

    NEW KITCHEN! NEW BATHS! Beautifully finished hardwood floors! This 3 BR home offers vintage charm with modern updates. A really nice home! The kitchen has a ceramic tile floor, new cabinets, and glass tile backsplash. Both baths have subway tile and new fixtures.

18. 2016-11-09
    listed $119,900 263-char remark

    Show marketing remark (263 chars)

    NEW KITCHEN! NEW BATHS! Beautifully finished hardwood floors! This 3 BR home offers vintage charm with modern updates. A really nice home! The kitchen has a ceramic tile floor, new cabinets, and glass tile backsplash. Both baths have subway tile and new fixtures.

19. 2016-11-09
    listed $119,900 263-char remark

    Show marketing remark (263 chars)

    NEW KITCHEN! NEW BATHS! Beautifully finished hardwood floors! This 3 BR home offers vintage charm with modern updates. A really nice home! The kitchen has a ceramic tile floor, new cabinets, and glass tile backsplash. Both baths have subway tile and new fixtures.

20. 2016-05-03
    soldstatus $74,000
21. 2016-05-03
    soldstatus $74,000
22. 2016-02-25
    listed $73,200
23. 2016-02-25
    listed $73,200
24. 2000-08-31
    soldstatus $82,000
25. 2000-05-17
    listed $82,000

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $4,302 · $358/mo
• Expected delta: +$579/yr (+$48/mo · 15.5%)

ⓘ 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: $26,623
• − Mortgage interest: −$12,043
• − Property taxes: −$3,723
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$6,255
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,880/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

+174.4% since first listed

17 events — show timeline

• 2026-05-21 Listed $225,000 MRED as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $136,000 Public Records
• 2021-05-20 Sold (MLS) $136,000 RMLSA as Distributed by MLS Grid
• 2021-05-20 Sold (MLS) $136,000 MRED as Distributed by MLS Grid
• 2021-03-17 Listed $138,000 RMLSA as Distributed by MLS Grid
• 2021-03-17 Listed $138,000 MRED as Distributed by MLS Grid
• 2017-03-28 Sold (Public Records) $119,000 Public Records
• 2017-03-24 Sold (MLS) $119,000 RMLSA as Distributed by MLS Grid
• 2017-03-24 Sold (MLS) $119,000 MRED as Distributed by MLS Grid
• 2016-11-09 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2016-11-09 Listed $119,900 MRED as Distributed by MLS Grid
• 2016-05-03 Sold (MLS) $74,000 MRED as Distributed by MLS Grid
• 2016-05-03 Sold (MLS) $74,000 RMLSA as Distributed by MLS Grid
• 2016-02-25 Listed $73,200 MRED as Distributed by MLS Grid
• 2016-02-25 Listed $73,200 RMLSA as Distributed by MLS Grid
• 2000-08-31 Sold (MLS) $82,000 RMLSA as Distributed by MLS Grid
• 2000-05-17 Listed $82,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $3,723 · +14.0% YoY. Source: county tax records.