760 SE 1st St · Galva, IL 61434

$89,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 61 Days on market

Built 1963 8,550 sqft lot $75/sqft · 18% below area Est $109k · 18% under

---

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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• Appreciation +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Snuggle up in this adorable 3 bedroom, 1 bath home! With a large main floor laundry room that could be used as a 4th bedroom, 760 SE 1st Street is waiting for its next owner to bring it back to life. This 1 owner home has an accommodating layout that flows nicely from the kitchen into the living area. Kitchen includes a movable peninsula. The garage has a unique feature that has side push outs for air flow, creating a '3-seasons-room' feel, as well as a large storage closet in the back. New water heater October 2025.

Key facts

• Large storage closet
• Movable peninsula
• Side push outs

Tags

• MAIN FLOOR LAUNDRY ROOM
• MOVABLE PENINSULA
• SIDE PUSH OUTS
• LARGE STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#497 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: employment D+, schools F, amenities F.
• Galva CUSD 224 (rural): math 18% / reading 14% proficiency, ranked #497 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.7% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1963 — 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 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. 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: 1.13% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (median comp): $109,062
• List price: $89,900
• Delta: -17.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 NE 3rd St	0.29mi	3/1.0 (+1)	1,152 (-4%)	1mo	$41,500	$36	74
101 NE Eight Ave	0.15mi	2/1.0	1,073 (-11%)	13mo	$85,000	$79	64
804 SE 1st St	0.09mi	3/1.5 (+1)	1,084 (-10%)	10mo	$140,000	$129	64
804 SE 1st St	0.09mi	3/1.5 (+1)	1,084 (-10%)	10mo	$140,000	$129	64
21 SE 2nd St	0.41mi	2/1.0	1,148 (-4%)	16mo	$100,699	$88	60
815 SE 1st St	0.13mi	3/1.0 (+1)	1,368 (+14%)	7mo	$118,000	$86	60
815 SE 1st St	0.13mi	3/1.0 (+1)	1,368 (+14%)	7mo	$118,000	$86	60
118 NE 1st St	0.34mi	3/2.0 (+1)	1,268 (+6%)	12mo	$75,000	$59	56
216 E Division St	0.26mi	3/2.0 (+1)	1,344 (+12%)	12mo	$82,000	$61	49
109 SW 5th St	0.60mi	3/1.0 (+1)	1,283 (+7%)	23mo	$49,000	$38	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.46×
• Total profit: $11,628
• Equity at exit: $33,846

10-year hold

• IRR: 12.2%
• Equity multiple: 2.59×
• Total profit: $39,913
• Equity at exit: $47,528

Cash invested: $25,172 (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 61434

• Home prices YoY: 1.2%
• Active inventory: 22
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $109

Break-even live

Break-even rent $875

Max offer price $89,900

Occupancy floor 84%

Sensitivity live

Price	-10% $160	-5% $134	+0% $109	+5% $83	+10% $58
Rent	-10% $29	-5% $69	+0% $109	+5% $149	+10% $189
Rate	-1.0pp $154	-0.5pp $132	base $109	+0.5pp $85	+1.0pp $62

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Under Contract 61 DOM
2. 2026-06-18
   days on market $89,900 Under Contract 59 DOM
3. 2026-06-17
   days on market $89,900 Under Contract 58 DOM
4. 2026-06-16
   days on market $89,900 Under Contract 57 DOM
5. 2026-06-15
   days on market $89,900 Under Contract 56 DOM
6. 2026-06-13
   days on market $89,900 Under Contract 54 DOM
7. 2026-06-12
   days on market $89,900 Under Contract 53 DOM
8. 2026-06-09
   days on market $89,900 Under Contract 50 DOM
9. 2026-06-08
   days on market $89,900 Under Contract 49 DOM
10. 2026-06-07
    days on market $89,900 Under Contract 48 DOM
11. 2026-06-05
    days on market $89,900 Under Contract 46 DOM
12. 2026-06-04
    days on market $89,900 Under Contract 44 DOM
13. 2026-06-02
    days on market $89,900 Under Contract 43 DOM
14. 2026-06-01
    days on market $89,900 Under Contract 42 DOM
15. 2026-05-31
    days on market $89,900 Under Contract 41 DOM
16. 2026-05-31
    days on market $89,900 Under Contract 40 DOM
17. 2026-04-20
    listed $89,900 Active 522-char remark

    Show marketing remark (522 chars)

    Snuggle up in this adorable 3 bedroom, 1 bath home! With a large main floor laundry room that could be used as a 4th bedroom, 760 SE 1st Street is waiting for its next owner to bring it back to life. This 1 owner home has an accommodating layout that flows nicely from the kitchen into the living area. Kitchen includes a movable peninsula. The garage has a unique feature that has side push outs for air flow, creating a '3-seasons-room' feel, as well as a large storage closet in the back. New water heater October 2025.

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 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 0% 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: $12,149
• − Mortgage interest: −$5,036
• − Property taxes: −$2,187
• − Insurance: −$450
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,615
• Taxable loss: −$82
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,324/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: Galva CUSD 224
• NCES district ID: 1716140
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 14% ▼ -15.00%
• Median HH income: $44,393
• Composite: 14.08/100
• National rank: #9463
• State rank: #497 of 620 in IL

Livability — Galva

• Score: 67/100
• State rank: #497
• US rank: #10271

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A- Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galva, IL
• City population: 2,992
• Population (ZIP): 2,992

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: English 6% Slovak 4% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▲ 1.67%
• Current HPI: 141.1529
• 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

1 event — show timeline

• 2026-04-20 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2024): $2,187 · +41.9% YoY. Source: county tax records.