625 S Olive St · Geneseo, IL 61254

$135,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 7 Days on market

Built 1921 8,276 sqft lot Est $145k · 7% 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 +10.5/15.0
• 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

Welcome to this well-maintained 3-bedroom, 1.5-bath ranch-style home located in the Geneseo area! Offering a spacious and functional layout, this home is full of comfort, character, and potential for its next owner. Step inside to find both a cozy living room and a large family room, giving you multiple spaces to relax, entertain, or gather with family and friends. The family room showcases beautiful vaulted ceilings that create an open and inviting atmosphere with plenty of natural light. An additional office space provides the flexibility for a home office, playroom, hobby room, or extra storage area. The open kitchen offers an abundance of counter space and cabinetry, making it ideal for

Key facts

• Oversized corner lot
• Office space
• Patio area

Tags

• VAULTED CEILINGS
• OFFICE SPACE
• OPEN KITCHEN
• OVERSIZED CORNER LOT
• PARTIALLY FENCED YARD
• PATIO AREA

Property features AI

Finance

• Other: Living area reported from other source; Total finished area reported; additional unfinished basement space
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) with 1 garage space; Three total parking spaces; Driveway, off-street parking, and gravel parking areas
• Security: Street lights in the neighborhood
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property is over 100 years old; Facing/entry details not provided
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation; Built before 1978
• Exterior features: Patio; Fenced lot; Level lot

Interior

• Kitchen: Kitchen on main level with island and pantry; Range; Refrigerator
• Bedrooms: Three bedrooms on the main level (including a master bedroom)
• Flooring: Carpet in main living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom; Basement has bathroom access
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Seven total rooms; Unfinished partial basement with crawl space
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.7% 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: 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.
• Zoned schools: Geneseo Middle School (math 15% / reading 20%, grade F, #450 of 665 statewide, top 69%, 591 students, 0% FRL); Geneseo High School (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 809 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 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 20y 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 $68k; list at $135k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1921 — 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: 1.51% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $144,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 E Pearl St	0.26mi	2/2.0	1,040 (+3%)	2mo	$157,755	$152	78
611 E Main St	0.18mi	2/1.5	1,056 (+4%)	6mo	$176,000	$167	78
825 S Congress St	0.21mi	3/2.0 (+1)	996 (-2%)	6mo	$162,000	$163	73
409 E Pearl St	0.33mi	2/2.0	1,008 (-0%)	9mo	$160,000	$159	72
522 E South St	0.07mi	3/1.5 (+1)	1,134 (+12%)	1mo	$123,750	$109	69
524 E Chestnut St	0.14mi	2/2.0	1,144 (+13%)	2mo	$128,000	$112	67
624 E Chestnut St	0.15mi	3/1.0 (+1)	1,134 (+12%)	7mo	$145,000	$128	62
403 E Chestnut St	0.28mi	3/1.0 (+1)	1,140 (+13%)	4mo	$101,000	$89	58
236 Hillcrest Dr	0.54mi	2/1.5	1,080 (+7%)	7mo	$170,000	$157	56
313 E Main St	0.34mi	2/2.0	1,156 (+14%)	14mo	$165,000	$143	45
313 E Main St	0.34mi	2/2.0	1,156 (+14%)	14mo	$165,000	$143	45
116 N Spring St	0.66mi	3/1.0 (+1)	1,056 (+4%)	21mo	$142,000	$134	39

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $16,795
• Equity at exit: $20,129

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $64,618
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $606

Break-even live

Break-even rent $1,265

Max offer price $135,000

Occupancy floor 65%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   listed $135,000 Active
2. 2006-05-17
   soldstatus $67,500
3. 2006-04-07
   listed $71,386

ⓘ 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: $2,825 · $235/mo
• Projected year-2 tax: $2,945 · $245/mo
• Expected delta: +$120/yr (+$10/mo · 4.2%)

ⓘ 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: $24,390
• − Mortgage interest: −$7,562
• − Property taxes: −$2,825
• − Insurance: −$675
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$3,927
• Taxable income: $5,498
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,953/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

+89.1% since first listed

3 events — show timeline

• 2026-05-19 Listed $135,000 MRED as Distributed by MLS Grid
• 2006-05-17 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2006-04-07 Listed $71,386 RMLSA as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $2,825 · +12.5% YoY. Source: county tax records.