335 W Chase St · Macomb, IL 61455

$70,000

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 48 Days on market

Built 1920 9,396 sqft lot $91/sqft · 12% above area Est $69k · at est.

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Why this score? — see what drove the D 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 +16.9/30.0
• ARV discount +7.1/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• 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

Charming home inside & out:) Nice mix of original wood features, columns, floors, doors & mouldings & modern day colors. Welcoming 3 season front porch. Cheerful kitchen with ceiling fan, lots of cabinetry, refrig, stove & newer disposal. Unfinished basement for storage & laundry washer&dryer bought 2017, useable freestanding shower. Large enjoyable back yard. NEGOTIABLE ITEMS: LAWNMOWER, SNOWBLOWER, PATIO FURNITURE, GARDEN TOOLS, DEHUMIDFIER, BASEMENT SHELVING, WINDOW TREATMENTS, ETC. Roof shingles 2016, H20 heater 2017. In 2005 previous owner said windows, furnace, roof, plumbing were newer. (SOLD 8-17-19 Connell to Ebey)

Key facts

• Hardwood flooring
• Back patio deck
• 9,396 sq ft lot

Tags

• HARDWOOD FLOORING
• FRONT SCREENED IN PORCH
• BACK PATIO DECK

Property features AI

Exterior

• Parking: Detached paved garage with 1 garage space
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; Built in 1920; Living and dining rooms on main level
• Construction: Shingle roof; Partial unfinished basement; Not new construction
• Exterior features: Level lot; Paved road access; Shingle roof; Lot dimensions approx. 174 x 54 ft

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 2 bedrooms (both on the main level; approx. dimensions: Bedroom 1 — 11 x 9 ft; Bedroom 2 — 10 x 9 ft)
• Flooring: Hardwood in main living areas and bedrooms; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Partial unfinished basement; Egress window in lower-level rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $46 ($550/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($711 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Lincoln Elem School (math 17% / reading 12%, grade F, #1,278 of 2,056 statewide, top 65%, 548 students, 0% FRL); Macomb Junior High School (math 21% / reading 32%, grade F, #312 of 665 statewide, top 48%, 308 students, 0% FRL); Macomb Senior High School (math 27% / reading 37%, grade F, #157 of 693 statewide, top 25%, 622 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent.
• This rent is only 18% of the median local income ($49k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $69,444
• List price: $70,000
• Delta: 0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 W Kelly St	0.25mi	2/1.0	780 (+1%)	6mo	$85,000	$109	82
320 W Woodbury St	0.11mi	2/1.0	798 (+4%)	14mo	$35,000	$44	78
809 S Johnson St	0.17mi	2/2.0	772 (+0%)	13mo	$67,000	$87	77
731 S Johnson St	0.13mi	2/1.0	718 (-7%)	11mo	$38,000	$53	74
525 W Washington St	0.37mi	2/1.0	786 (+2%)	14mo	$59,000	$75	68
214 E Walker St	0.36mi	2/1.0	839 (+9%)	1mo	$43,000	$51	67
520 W Jefferson St	0.32mi	2/1.0	839 (+9%)	12mo	$50,000	$60	60
522 W Chase St	0.15mi	2/1.0	879 (+14%)	12mo	$30,750	$35	59
727 S Randolph St	0.37mi	1/1.0 (-1)	774 (+0%)	22mo	$14,000	$18	59
726 Bobby Ave	0.73mi	2/1.0	768 (-0%)	9mo	$71,900	$94	58
310 S Madison St	0.58mi	2/1.0	820 (+6%)	8mo	$21,000	$26	56
918 W Jefferson St	0.52mi	2/1.0	800 (+4%)	18mo	$35,000	$44	55

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-8,396
• Equity at exit: $10,437

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-3,431
• Equity at exit: $6,052

Cash invested: $19,600 (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: 141
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $711 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$149
• Net cashflow: $46

Break-even live

Break-even rent $653

Max offer price $70,000

Occupancy floor 89%

Sensitivity live

Price	-10% $85	-5% $66	+0% $46	+5% $26	+10% $6
Rent	-10% $-10	-5% $18	+0% $46	+5% $74	+10% $102
Rate	-1.0pp $81	-0.5pp $64	base $46	+0.5pp $28	+1.0pp $9

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S Dudley St Macomb, IL	1.0	1.0	625	$575	$0.92	45d	1	0.52mi
217 Charleston Blvd Unit 1 Macomb, IL	1.0	1.0	535	$610	$1.14	45d	1	1.03mi
218 Charleston Blvd Unit 5 Macomb, IL	1.0	1.0	535	$610	$1.14	45d	1	1.03mi
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	45d	1	1.09mi

Listing history 21 events

1. 2026-06-22
   days on market $70,000 Active 48 DOM
2. 2026-06-21
   days on market $70,000 Active 47 DOM
3. 2026-06-19
   days on market $70,000 Active 45 DOM
4. 2026-06-18
   days on market $70,000 Active 44 DOM
5. 2026-06-17
   days on market $70,000 Active 43 DOM
6. 2026-06-16
   days on market $70,000 Active 42 DOM
7. 2026-06-15
   days on market $70,000 Active 41 DOM
8. 2026-06-14
   days on market $70,000 Active 39 DOM
9. 2026-06-12
   pricedays on market $70,000 Active 38 DOM
10. 2026-06-09
    days on market $75,000 Active 35 DOM
11. 2026-06-08
    days on market $75,000 Active 34 DOM
12. 2026-06-07
    days on market $75,000 Active 33 DOM
13. 2026-06-04
    days on market $75,000 Active 29 DOM
14. 2026-06-02
    days on market $75,000 Active 28 DOM
15. 2026-06-01
    days on market $75,000 Active 27 DOM
16. 2026-05-31
    days on market $75,000 Active 26 DOM
17. 2026-05-31
    days on market $75,000 Active 25 DOM
18. 2026-05-01
    listed $75,000 Active 439-char remark
19. 2019-06-20
    soldstatus $57,000
20. 2019-06-17
    soldstatus $57,000 656-char remark

    Show marketing remark (656 chars)

    Charming home inside & out:) Nice mix of original wood features, columns, floors, doors & mouldings & modern day colors. Welcoming 3 season front porch. Cheerful kitchen with ceiling fan, lots of cabinetry, refrig, stove & newer disposal. Unfinished basement for storage & laundry washer&dryer bought 2017, useable freestanding shower. Large enjoyable back yard. NEGOTIABLE ITEMS: LAWNMOWER, SNOWBLOWER, PATIO FURNITURE, GARDEN TOOLS, DEHUMIDFIER, BASEMENT SHELVING, WINDOW TREATMENTS, ETC. Roof shingles 2016, H20 heater 2017. In 2005 previous owner said windows, furnace, roof, plumbing were newer. (SOLD 8-17-19 Connell to Ebey)

21. 2018-05-08
    listed $58,900 656-char remark

    Show marketing remark (656 chars)

    Charming home inside & out:) Nice mix of original wood features, columns, floors, doors & mouldings & modern day colors. Welcoming 3 season front porch. Cheerful kitchen with ceiling fan, lots of cabinetry, refrig, stove & newer disposal. Unfinished basement for storage & laundry washer&dryer bought 2017, useable freestanding shower. Large enjoyable back yard. NEGOTIABLE ITEMS: LAWNMOWER, SNOWBLOWER, PATIO FURNITURE, GARDEN TOOLS, DEHUMIDFIER, BASEMENT SHELVING, WINDOW TREATMENTS, ETC. Roof shingles 2016, H20 heater 2017. In 2005 previous owner said windows, furnace, roof, plumbing were newer. (SOLD 8-17-19 Connell to Ebey)

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,514 · $126/mo
• Expected delta: +$75/yr (+$6/mo · 5.2%)

ⓘ 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: $8,535
• − Mortgage interest: −$3,921
• − Property taxes: −$1,438
• − Insurance: −$350
• − Repairs & maintenance: −$683
• − Management: −$683
• − Depreciation: −$2,036
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $688/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

+18.8% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $70,000 RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2019-06-20 Sold (Public Records) $57,000 Public Records
• 2019-06-17 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2018-05-08 Listed $58,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $1,438 · -0.4% YoY. Source: county tax records.