1391 Beecher Ave · Galesburg, IL 61401

$72,000

3 bd · 1.5 ba · 836 sqft · SingleFamily public records · 7 Days on market

Built 1920 7,840 sqft lot Est $98k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

A Lot of Potential with this Hidden Gem situated on corner lot and short walk to Silas Willard School. Investors and skilled buyer may want to take a look at this 3 bedroom, 1.5 bath home offering covered front porch, entry, living room, dining room, den area, and large kitchen. 2nd level provides space for three bedrooms offering walk-in closets, and full bath. Basement offers additional storage, laundry, and mechanicals. Aluminum exterior, fenced back yard, and 2-car detached garage. Call today and make this one yours! Home is being sold As-Is.

Key facts

• Covered front porch
• Fenced back yard
• Walk-in closets

Tags

• CORNER LOT
• COVERED FRONT PORCH
• LARGE KITCHEN
• WALK-IN CLOSETS
• FENCED BACK YARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage; Gravel and paved parking surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1920; Living area approximately 1271 total
• Construction: Full basement
• Exterior features: Shingle roof; Corner, level lot; Paved road access

Interior

• Kitchen: Kitchen on main level with vinyl flooring
• Bedrooms: 3 bedrooms (primary on upper level; other bedrooms on upper level)
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Cable available; Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 11.1% 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: Silas Willard Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 420 students, 0% FRL); Lombard Middle School (math 6% / reading 16%, grade F, #574 of 665 statewide, top 87%, 532 students, 0% FRL); 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 $498 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.50% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $97,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1439 Florence Ave	0.09mi	3/1.0	780 (-7%)	10mo	$22,000	$28	74
1327 Brown Ave	0.18mi	2/1.0 (-1)	746 (-11%)	6mo	$87,500	$117	62
465 Fifer St	0.20mi	3/1.0	936 (+12%)	8mo	$82,000	$88	62
1560 Brown Ave	0.21mi	2/1.0 (-1)	760 (-9%)	8mo	$78,000	$103	61
1508 Moshier Ave	0.45mi	2/— (-1)	780 (-7%)	6mo	$20,000	$26	57
1394 Arcadia Dr	0.60mi	3/1.0	864 (+3%)	8mo	$115,000	$133	57
1575 Florence Ave	0.19mi	2/1.0 (-1)	936 (+12%)	10mo	$88,000	$94	56
1480 Russell Ave	0.52mi	3/1.0	925 (+11%)	2mo	$112,000	$121	55
1476 Imperial Ave	0.65mi	3/1.0	875 (+5%)	8mo	$109,000	$125	54
1479 Meadow Dr	0.59mi	3/1.0	925 (+11%)	2mo	$105,000	$114	51
784 Florence Ave	0.55mi	2/1.0 (-1)	944 (+13%)	6mo	$138,000	$146	41
1539 Edgebrook Dr	0.69mi	3/1.0	925 (+11%)	13mo	$110,000	$119	38

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $6,614
• Equity at exit: $10,735

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $29,465
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $286

Break-even live

Break-even rent $718

Max offer price $72,000

Occupancy floor 69%

Sensitivity live

Price	-10% $327	-5% $306	+0% $286	+5% $266	+10% $245
Rent	-10% $201	-5% $243	+0% $286	+5% $329	+10% $371
Rate	-1.0pp $322	-0.5pp $304	base $286	+0.5pp $267	+1.0pp $248

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   status $72,000 Pending 7 DOM
2. 2026-06-17
   days on market $72,000 Active 7 DOM
3. 2026-06-16
   days on market $72,000 Active 6 DOM
4. 2026-06-15
   days on market $72,000 Active 5 DOM
5. 2026-06-13
   days on market $72,000 Active 3 DOM
6. 2026-06-12
   remarks 553-char remark
7. 2026-06-12
   listed $72,000 Active 2 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 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: $12,966
• − Mortgage interest: −$4,033
• − Property taxes: −$1,919
• − Insurance: −$360
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,095
• Taxable income: $2,485
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $2,837/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

1 event — show timeline

• 2026-06-10 Listed $72,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,919 · +9.2% YoY. Source: county tax records.