1690 Beecher Ave · Galesburg, IL 61401

$69,900

2 bd · 1.5 ba · 648 sqft · SingleFamily public records · 7 Days on market

Built 1954 0.34 ac lot Est $60k · 17% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This premier investment opportunity is inclined to bring you an swift profit unless you choose to claim it for yourself! Offering 2 bedrooms, 1.5 bathrooms, an eat in kitchen with an abundance of cabinet storage, a big main floor bathroom and a sizable sliding glass door delivering an overflow of natural light. A surplus of character encompass this move in ready property with trendy shiplap and alluring exposed beams in the living room. Placed on a substantial lot in an established neighborhood near schools with a large 2 car garage! Here today...gone tomorrow! Schedule your private showing right away!

Key facts

• Fenced yard
• Spacious deck
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• UPDATED LIVING ROOM FLOORING
• SPACIOUS DECK
• FENCED YARD
• TWO-CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1954
• Construction: Built 1954
• Exterior features: Level lot; Shingle roof; Lot dimensions approximately 80 x 185.2

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Carpet in bedrooms; Hardwood in living room; Vinyl in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $70k).
• Cap rate 10.8% vs local median 6.4% in Galesburg — 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 70/100 on livability (#367 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Galesburg CUSD 205 (town): math 13% / reading 22% proficiency, ranked #488 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Galesburg Senior High School (math 19% / reading 24%, grade F, #345 of 693 statewide, top 50%, 1,762 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 198 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Knox County population projected at -19% 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $56k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1954 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.40% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.07%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $59,616
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Florence Ave	0.18mi	2/1.0	594 (-8%)	1mo	$75,000	$126	75
1709 Bateman St	0.14mi	1/1.0 (-1)	600 (-7%)	8mo	$55,000	$92	68
1594 Bateman St	0.19mi	2/1.0	624 (-4%)	22mo	$29,000	$46	64
1601 Beecher Ave	0.08mi	1/1.0 (-1)	700 (+8%)	15mo	$36,500	$52	64
1306 N Cedar St	0.74mi	2/1.0	672 (+4%)	6mo	$65,000	$97	52
1180 Arcadia Dr	0.45mi	2/1.0	700 (+8%)	19mo	$72,000	$103	48
1564 Harrison St	0.40mi	1/1.5 (-1)	734 (+13%)	20mo	$38,500	$52	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: 7.1%
• Equity multiple: 1.28×
• Total profit: $5,403
• Equity at exit: $10,422

10-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $26,339
• Equity at exit: $6,044

Cash invested: $19,572 (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 61401

• Active inventory: 198
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $262

Break-even live

Break-even rent $649

Max offer price $69,900

Occupancy floor 68%

Sensitivity live

Price	-10% $302	-5% $282	+0% $262	+5% $242	+10% $223
Rent	-10% $185	-5% $223	+0% $262	+5% $301	+10% $340
Rate	-1.0pp $297	-0.5pp $280	base $262	+0.5pp $244	+1.0pp $226

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $69,900 Active 7 DOM
2. 2026-06-21
   days on market $69,900 Active 6 DOM
3. 2026-06-18
   days on market $69,900 Active 4 DOM
4. 2026-06-17
   days on market $69,900 Active 3 DOM
5. 2026-06-16
   days on market $69,900 Active 2 DOM
6. 2026-06-15
   remarks 484-char remark
7. 2026-06-15
   listed $69,900 Active 1 DOM

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: +$92/yr (+$8/mo · 6.5%)

ⓘ 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 100% 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: $11,769
• − Mortgage interest: −$3,915
• − Property taxes: −$1,403
• − Insurance: −$350
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,033
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,622/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: Galesburg CUSD 205
• NCES district ID: 1716080
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $35,901
• Composite: 14.46/100
• National rank: #9427
• State rank: #488 of 620 in IL

Livability — Galesburg

• Score: 70/100
• State rank: #367
• US rank: #7601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galesburg, IL
• City population: 32,318
• Population (ZIP): 30,684

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 8% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.48%
• Current HPI: 157.276
• 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

+27.3% since first listed

8 events — show timeline

• 2026-06-14 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2021-08-24 Sold (Public Records) $56,500 Public Records
• 2021-08-18 Sold (MLS) $56,500 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-04-01 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2020-03-30 Listing Removed — MRED as Distributed by MLS Grid
• 2020-03-30 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,403 · +8.3% YoY. Source: county tax records.