326 N Vail St · Geneseo, IL 61254

$159,900

2 bd · 1.0 ba · 1,622 sqft · SingleFamily public records · 21 Days on market

Built 1933 8,276 sqft lot Est $183k · 13% under

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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 +27.1/30.0
• ARV discount +13.2/15.0
• DSCR +9.4/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older- house completely remodeled but kept the integrity & charm alive with the dark (Love) wide wood door trim and beautiful wood floors. All new ceiling fans, both full bathrooms remodeled, all new kitchen with movable island- white cabinets- newer windows (some vinyl and some wood), butcher block counter tops and SS appliances! Love the different ceiling angles to complete the character of this house. Lots of storage with a couple walk in closets. Alley access to garage as well with a fenced yard.

Key facts

• Vinyl siding
• Hardwood floors
• Open kitchen

Tags

• LOVINGLY-REMODELED INTERIOR
• HARDWOOD FLOORS
• LOW-MAINTENANCE EXTERIOR
• VINYL SIDING
• ASPHALT SHAKE SHINGLE ROOF
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 1.33% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $183,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 N State St	0.28mi	3/1.5 (+1)	1,662 (+2%)	4mo	$186,750	$112	73
127 N Vail St	0.17mi	3/2.0 (+1)	1,538 (-5%)	5mo	$155,000	$101	71
225 E Wells St	0.36mi	3/1.5 (+1)	1,680 (+4%)	2mo	$170,500	$101	69
215 N Oakwood Ave	0.29mi	3/2.0 (+1)	1,596 (-2%)	11mo	$185,000	$116	66
227 N State St	0.20mi	3/2.0 (+1)	1,730 (+7%)	8mo	$239,900	$139	64
634 N State St	0.40mi	3/2.0 (+1)	1,624 (+0%)	10mo	$173,000	$107	64
327 E Wells St	0.43mi	3/1.5 (+1)	1,664 (+3%)	12mo	$194,500	$117	59
327 E Wells St	0.43mi	3/1.5 (+1)	1,664 (+3%)	12mo	$194,500	$117	59
425 N Stewart St	0.24mi	3/1.5 (+1)	1,448 (-11%)	12mo	$175,000	$121	54
523 S Oakwood Ave	0.71mi	3/1.5 (+1)	1,657 (+2%)	12mo	$188,000	$113	47
213 N Williams St	0.53mi	3/1.5 (+1)	1,834 (+13%)	4mo	$200,000	$109	43
409 E Pearl St	0.70mi	2/2.0	1,439 (-11%)	9mo	$160,000	$111	37

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,942
• Equity at exit: $23,842

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $40,005
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$318 /mo · $3,812/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $451

Break-even live

Break-even rent $1,548

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $542	-5% $497	+0% $451	+5% $406	+10% $361
Rent	-10% $284	-5% $368	+0% $451	+5% $535	+10% $619
Rate	-1.0pp $532	-0.5pp $492	base $451	+0.5pp $410	+1.0pp $368

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-18
   soldstatus $160,000
5. 2026-02-12
   soldstatus $159,900 Closed
6. 2026-02-12
   soldstatus $159,900 Closed
7. 2026-02-12
   soldstatus $159,900 Closed
8. 2026-02-12
   soldstatus $159,900 Closed
9. 2026-01-16
   status Pending
10. 2026-01-14
    historical
11. 2026-01-08
    status Pending
12. 2026-01-07
    status Active
13. 2026-01-06
    historical
14. 2026-01-05
    status Active
15. 2026-01-05
    historical
16. 2025-12-01
    price
17. 2025-11-07
    status Active
18. 2025-11-07
    historical
19. 2025-10-19
    status Pending
20. 2025-10-07
    price
21. 2025-09-20
    price
22. 2025-09-12
    price
23. 2025-09-09
    listed Active
24. 2020-04-17
    soldstatus $140,000
25. 2020-04-13
    soldstatus $140,000 509-char remark

    Show marketing remark (509 chars)

    Older- house completely remodeled but kept the integrity & charm alive with the dark (Love) wide wood door trim and beautiful wood floors. All new ceiling fans, both full bathrooms remodeled, all new kitchen with movable island- white cabinets- newer windows (some vinyl and some wood), butcher block counter tops and SS appliances! Love the different ceiling angles to complete the character of this house. Lots of storage with a couple walk in closets. Alley access to garage as well with a fenced yard.

26. 2020-04-13
    soldstatus $140,000 509-char remark

    Show marketing remark (509 chars)

    Older- house completely remodeled but kept the integrity & charm alive with the dark (Love) wide wood door trim and beautiful wood floors. All new ceiling fans, both full bathrooms remodeled, all new kitchen with movable island- white cabinets- newer windows (some vinyl and some wood), butcher block counter tops and SS appliances! Love the different ceiling angles to complete the character of this house. Lots of storage with a couple walk in closets. Alley access to garage as well with a fenced yard.

27. 2019-10-03
    listed $134,900 509-char remark

    Show marketing remark (509 chars)

    Older- house completely remodeled but kept the integrity & charm alive with the dark (Love) wide wood door trim and beautiful wood floors. All new ceiling fans, both full bathrooms remodeled, all new kitchen with movable island- white cabinets- newer windows (some vinyl and some wood), butcher block counter tops and SS appliances! Love the different ceiling angles to complete the character of this house. Lots of storage with a couple walk in closets. Alley access to garage as well with a fenced yard.

28. 2019-10-03
    listed $134,900 509-char remark

    Show marketing remark (509 chars)

    Older- house completely remodeled but kept the integrity & charm alive with the dark (Love) wide wood door trim and beautiful wood floors. All new ceiling fans, both full bathrooms remodeled, all new kitchen with movable island- white cabinets- newer windows (some vinyl and some wood), butcher block counter tops and SS appliances! Love the different ceiling angles to complete the character of this house. Lots of storage with a couple walk in closets. Alley access to garage as well with a fenced yard.

ⓘ 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: $3,812 · $318/mo
• Projected year-2 tax: $3,812 · $318/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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,431
• − Mortgage interest: −$8,957
• − Property taxes: −$3,812
• − Insurance: −$800
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$4,652
• Taxable income: $3,142
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,663/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

+18.6% since first listed

28 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-18 Sold (Public Records) $160,000 Public Records
• 2026-02-12 Sold (MLS) $159,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $159,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $159,900 MRED as Distributed by MLS Grid
• 2026-02-12 Sold (MLS) $159,900 MRED as Distributed by MLS Grid
• 2026-01-16 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Relisted — RMLSA as Distributed by MLS Grid
• 2025-11-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-19 Pending — RMLSA as Distributed by MLS Grid
• 2025-10-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-12 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-09 Listed — RMLSA as Distributed by MLS Grid
• 2020-04-17 Sold (Public Records) $140,000 Public Records
• 2020-04-13 Sold (MLS) $140,000 RMLSA as Distributed by MLS Grid
• 2020-04-13 Sold (MLS) $140,000 MRED as Distributed by MLS Grid
• 2019-10-03 Listed $134,900 RMLSA as Distributed by MLS Grid
• 2019-10-03 Listed $134,900 MRED as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2024): $3,812 · +13.9% YoY. Source: county tax records.