308 N Stewart St · Geneseo, IL 61254

$109,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 68 Days on market

Built 1949 4,791 sqft lot $143/sqft · 12% below area Est $124k · 12% under ↓ 5% since listing

---

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 +12.9/15.0
• 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

PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

Key facts

• New air conditioning
• Alley access
• New furnace

Tags

• NEW AIR CONDITIONING
• NEW FURNACE
• NEW ROOF
• NEW GUTTERS
• NEW SIDING
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 $757 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $124,374
• List price: $109,500
• Delta: -11.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Stewart St	0.00mi	3/1.0 (+1)	768 (0%)	0mo	$109,000	$142	95
527 W Exchange St	0.04mi	2/1.0	720 (-6%)	21mo	$69,798	$97	71
615 N Meadow St	0.71mi	2/2.0	824 (+7%)	9mo	$119,000	$144	43
615 N Meadow St	0.71mi	2/2.0	824 (+7%)	9mo	$119,000	$144	43

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $25,139
• Equity at exit: $16,327

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $77,185
• Equity at exit: $9,468

Cash invested: $30,660 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $673

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 58%

Sensitivity live

Price	-10% $749	-5% $711	+0% $673	+5% $635	+10% $597
Rent	-10% $530	-5% $601	+0% $673	+5% $744	+10% $816
Rate	-1.0pp $728	-0.5pp $701	base $673	+0.5pp $644	+1.0pp $616

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending 715-char remark

   Show marketing remark (715 chars)

   PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

2. 2026-04-28
   status Active 715-char remark

   Show marketing remark (715 chars)

   PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

3. 2026-04-18
   status Pending 715-char remark

   Show marketing remark (715 chars)

   PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

4. 2026-04-14
   price $109,500 715-char remark

   Show marketing remark (715 chars)

   PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

5. 2026-02-18
   listed $115,000 Active 715-char remark

   Show marketing remark (715 chars)

   PRICED BELOW APPRAISAL! Welcome home to this lovingly maintained one-owner ranch offering three bedrooms and one bathroom. Pride of ownership shines throughout with major updates already completed for you, including new air conditioning and furnace in 2024, new roof and gutters in 2023, and new siding in 2021. Nestled in a quiet neighborhood with alley access and in the Geneseo school district, this home is efficient and full of potential. It has solid bones and charming character, making it incredibly easy to modernize and update to your personal style. All appliances stay, making your move simple and stress-free. This is a wonderful opportunity to own a well-loved home that is ready for its next chapter.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,715
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,185
• Taxable income: $6,732
• Est. tax owed @ 24.0%: −$1,616
• After-tax cash flow: $6,459/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

-4.8% since first listed

5 events — show timeline

• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-04-28 Relisted — MRED as Distributed by MLS Grid
• 2026-04-18 Pending — MRED as Distributed by MLS Grid
• 2026-04-14 Price Changed $109,500 MRED as Distributed by MLS Grid
• 2026-02-18 Listed $115,000 MRED as Distributed by MLS Grid