526 E Orange St · Geneseo, IL 61254

$179,900

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 16 Days on market

Built 1927 0.38 ac lot Est $144k · 25% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC7915 *WT ALLENS ADD. CITY OF GENESEO. CALL LA FOR COMBOX COMBO.

Key facts

• New furnace
• Replaced siding
• Central air system

Tags

• NEW ROOF
• NEW INTERIOR PLUMBING
• UPDATED ELECTRICAL BOX
• REPLACED SIDING
• NEW FURNACE
• CENTRAL AIR SYSTEM

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978
• Construction: Vinyl siding exterior; Brick/mortar foundation; Asphalt roof; Approximately 91–100 years old
• Exterior features: Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms (Master on main level; two additional bedrooms on second level)
• Flooring: Luxury vinyl flooring in living room and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Basement laundry area; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $45k; list at $180k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.15% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $143,858
• 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	0.37mi	2/2.0 (-1)	1,040 (+3%)	2mo	$157,755	$152	67
409 E Pearl St	0.35mi	2/2.0 (-1)	1,008 (+0%)	9mo	$160,000	$159	67
415 E Palace Row	0.21mi	2/1.0 (-1)	940 (-7%)	9mo	$121,000	$129	66
415 E Palace	0.21mi	2/1.0 (-1)	940 (-7%)	9mo	$121,000	$129	66
611 E Main St	0.46mi	2/1.5 (-1)	1,056 (+5%)	6mo	$176,000	$167	58
139 N Vail St	0.65mi	3/2.0	952 (-5%)	3mo	$162,000	$170	55
422 W Exchange St	0.68mi	2/1.0 (-1)	1,043 (+4%)	3mo	$158,000	$151	54
522 E South St	0.56mi	3/1.5	1,134 (+13%)	1mo	$123,750	$109	50
403 E Chestnut St	0.73mi	3/1.0	1,140 (+13%)	4mo	$101,000	$89	41
313 E Main St	0.47mi	2/2.0 (-1)	1,156 (+15%)	14mo	$165,000	$143	32
313 E Main St	0.47mi	2/2.0 (-1)	1,156 (+15%)	14mo	$165,000	$143	32
524 E Chestnut St	0.74mi	2/2.0 (-1)	1,144 (+14%)	2mo	$128,000	$112	32

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,213
• Equity at exit: $26,824

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $42,236
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $493

Break-even live

Break-even rent $1,451

Max offer price $179,900

Occupancy floor 71%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $179,900 Active 16 DOM
2. 2026-06-17
   days on market $179,900 Active 15 DOM
3. 2026-06-16
   days on market $179,900 Active 14 DOM
4. 2026-06-15
   days on market $179,900 Active 13 DOM
5. 2026-06-14
   days on market $179,900 Active 11 DOM
6. 2026-06-13
   days on market $179,900 Active 10 DOM
7. 2026-06-10
   days on market $179,900 Active 8 DOM
8. 2026-06-09
   days on market $179,900 Active 7 DOM
9. 2026-06-08
   days on market $179,900 Active 6 DOM
10. 2026-06-07
    days on market $179,900 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $179,900 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: $1,532 · $128/mo
• Projected year-2 tax: $2,808 · $234/mo
• Expected delta: +$1,276/yr (+$106/mo · 83.3%)

ⓘ 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: $24,896
• − Mortgage interest: −$10,077
• − Property taxes: −$1,532
• − Insurance: −$900
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$5,233
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $5,154/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

+202.4% since first listed

5 events — show timeline

• 2026-06-02 Listed $179,900 MRED as Distributed by MLS Grid
• 2003-06-08 Sold (MLS) $45,250 RMLSA as Distributed by MLS Grid
• 2003-04-25 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2000-07-28 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2000-05-19 Listed $59,500 RMLSA as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $1,532 · +16.1% YoY. Source: county tax records.