713 W Calhoun St · Macomb, IL 61455

$71,900

4 bd · 2.0 ba · 1,284 sqft · Other public records · 110 Days on market

Built 1920 $56/sqft · 76% above area Est $66k · 9% over ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next great opportunity — whether you’re an investor seeking strong rental income or a family looking for room to grow! This spacious 4-bed, 2.5-bath home is perfectly positioned within walking distance of campus, shopping, dining, parks, and more. Situated on a generous lot with a large, fenced backyard, this property offers flexible living space and strong future value.

Key facts

• Garage
• Built 1920
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 6.2% in Macomb — 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 (#379 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D, crime D, amenities D.
• Macomb CUSD 185 (town): math 19% / reading 26% proficiency, ranked #410 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• This rent runs 32% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $497 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,429 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.79% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 4.7

CMA / ARV

• ARV (median comp): $66,073
• List price: $71,900
• Delta: 8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $11,122
• Equity at exit: $10,721

10-year hold

• IRR: 22.7%
• Equity multiple: 2.95×
• Total profit: $39,342
• Equity at exit: $6,217

Cash invested: $20,132 (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 61455

• Home prices YoY: -33.3%
• Active inventory: 135
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$377
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $356

Break-even live

Break-even rent $837

Max offer price $71,900

Occupancy floor 67%

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Wigwam Hollow Rd Macomb, IL	2.0–4.0	2.0	1303	$1,400	$1.07	43d	1	0.66mi

Listing history 18 events

1. 2026-06-19
   days on market $71,900 Active 110 DOM
2. 2026-06-18
   days on market $71,900 Active 109 DOM
3. 2026-06-17
   days on market $71,900 Active 108 DOM
4. 2026-06-16
   days on market $71,900 Active 107 DOM
5. 2026-06-15
   days on market $71,900 Active 106 DOM
6. 2026-06-14
   days on market $71,900 Active 104 DOM
7. 2026-06-12
   days on market $71,900 Active 103 DOM
8. 2026-06-09
   days on market $71,900 Active 100 DOM
9. 2026-06-08
   days on market $71,900 Active 99 DOM
10. 2026-06-07
    pricedays on market $71,900 Active 98 DOM
11. 2026-06-04
    days on market $79,000 Active 94 DOM
12. 2026-06-02
    days on market $79,000 Active 93 DOM
13. 2026-06-01
    days on market $79,000 Active 92 DOM
14. 2026-05-31
    days on market $79,000 Active 91 DOM
15. 2026-05-31
    days on market $79,000 Active 90 DOM
16. 2026-04-14
    price $79,000 402-char remark

    Show marketing remark (402 chars)

    Welcome to your next great opportunity — whether you’re an investor seeking strong rental income or a family looking for room to grow! This spacious 4-bed, 2.5-bath home is perfectly positioned within walking distance of campus, shopping, dining, parks, and more. Situated on a generous lot with a large, fenced backyard, this property offers flexible living space and strong future value.

17. 2026-03-01
    listed $85,900 Active 402-char remark

    Show marketing remark (402 chars)

    Welcome to your next great opportunity — whether you’re an investor seeking strong rental income or a family looking for room to grow! This spacious 4-bed, 2.5-bath home is perfectly positioned within walking distance of campus, shopping, dining, parks, and more. Situated on a generous lot with a large, fenced backyard, this property offers flexible living space and strong future value.

18. 2026-02-07
    historical $85,900 402-char remark

    Show marketing remark (402 chars)

    Welcome to your next great opportunity — whether you’re an investor seeking strong rental income or a family looking for room to grow! This spacious 4-bed, 2.5-bath home is perfectly positioned within walking distance of campus, shopping, dining, parks, and more. Situated on a generous lot with a large, fenced backyard, this property offers flexible living space and strong future value.

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,049 · $254/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,445
• − Mortgage interest: −$4,028
• − Property taxes: −$3,049
• − Insurance: −$360
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,092
• Taxable income: $3,446
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,441/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: Macomb CUSD 185
• NCES district ID: 1723920
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $34,162
• Composite: 18.45/100
• National rank: #8927
• State rank: #410 of 620 in IL

Livability — Macomb

• Score: 70/100
• State rank: #379
• US rank: #7918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macomb, IL
• County: McDonough County · 17,317 people
• City population: 17,317
• Metro: Macomb, IL
• Population (ZIP): 17,317
• Household income: $48,679
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1062.0

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 3% Italian 3% Iranian 2%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.20%
• Current HPI: 140.4351
• Rent YoY: —
• Metro: Macomb, IL
• 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

-8.0% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $79,000 RMLSA as Distributed by MLS Grid
• 2026-03-01 Listed $85,900 RMLSA as Distributed by MLS Grid
• 2026-02-07 Coming Soon $85,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $3,049 · -2.5% YoY. Source: county tax records.