216 S College St · Macomb, IL 61455

$109,500

4 bd · 1.0 ba · 828 sqft · SingleFamily public records · 55 Days on market

Built 1920 5,760 sqft lot $132/sqft · 91% above area Est $102k · 7% over

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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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• ARV discount +4.2/15.0
• 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

This home, located close to Compton Park and downtown, offers many updates and lots of charm. Enjoy this summer setting on the covered front porch or the back covered patio, overlooking the fenced backyard. The main level of the home has a living room and a dining room with built-ins, both updated with luxury vinyl flooring. The kitchen has been updated and features light cabinetry, ample built-in storage, and a coffee bar area. The main level also features an updated full bath with a large walk-in shower, a large laundry room, and an enclosed back porch. The upper level of the home has three bedrooms, all updated with luxury vinyl flooring, and a mini split heating/cooling system. This home has a newer HVAC system, interior paint, and a large storage shed with an attached covered patio.

Key facts

• 5,760 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.0% in Macomb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Edison Elementary School (math 15% / reading 22%, grade F, #438 of 665 statewide, top 67%, 432 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: 140 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $65k; list at $110k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.03% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $102,092
• List price: $109,500
• Delta: 7.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 S Pearl St	0.46mi	3/1.0 (-1)	936 (+13%)	10mo	$140,000	$150	44
815 S Madison St	0.58mi	3/1.0 (-1)	900 (+9%)	23mo	$92,000	$102	34
915 Bobby Ave	0.55mi	3/1.0 (-1)	952 (+15%)	24mo	$95,000	$100	24

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-10,866
• Equity at exit: $16,327

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-515
• Equity at exit: $9,468

Cash invested: $30,660 (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: 140
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $107

Break-even live

Break-even rent $990

Max offer price $109,500

Occupancy floor 85%

Sensitivity live

Price	-10% $169	-5% $138	+0% $107	+5% $76	+10% $45
Rent	-10% $19	-5% $63	+0% $107	+5% $152	+10% $196
Rate	-1.0pp $163	-0.5pp $135	base $107	+0.5pp $79	+1.0pp $50

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-12
   statusdays on market $109,500 Pending 55 DOM
2. 2026-06-09
   days on market $109,500 Active 53 DOM
3. 2026-06-08
   days on market $109,500 Active 52 DOM
4. 2026-06-07
   days on market $109,500 Active 51 DOM
5. 2026-06-04
   days on market $109,500 Active 47 DOM
6. 2026-06-02
   days on market $109,500 Active 46 DOM
7. 2026-06-01
   days on market $109,500 Active 45 DOM
8. 2026-05-31
   days on market $109,500 Active 44 DOM
9. 2026-05-31
   days on market $109,500 Active 43 DOM
10. 2026-05-05
    price $109,500 798-char remark

    Show marketing remark (798 chars)

    This home, located close to Compton Park and downtown, offers many updates and lots of charm. Enjoy this summer setting on the covered front porch or the back covered patio, overlooking the fenced backyard. The main level of the home has a living room and a dining room with built-ins, both updated with luxury vinyl flooring. The kitchen has been updated and features light cabinetry, ample built-in storage, and a coffee bar area. The main level also features an updated full bath with a large walk-in shower, a large laundry room, and an enclosed back porch. The upper level of the home has three bedrooms, all updated with luxury vinyl flooring, and a mini split heating/cooling system. This home has a newer HVAC system, interior paint, and a large storage shed with an attached covered patio.

11. 2026-04-17
    listed $114,500 Active 798-char remark

    Show marketing remark (798 chars)

    This home, located close to Compton Park and downtown, offers many updates and lots of charm. Enjoy this summer setting on the covered front porch or the back covered patio, overlooking the fenced backyard. The main level of the home has a living room and a dining room with built-ins, both updated with luxury vinyl flooring. The kitchen has been updated and features light cabinetry, ample built-in storage, and a coffee bar area. The main level also features an updated full bath with a large walk-in shower, a large laundry room, and an enclosed back porch. The upper level of the home has three bedrooms, all updated with luxury vinyl flooring, and a mini split heating/cooling system. This home has a newer HVAC system, interior paint, and a large storage shed with an attached covered patio.

12. 2022-06-27
    soldstatus $65,400 Closed 338-char remark

    Show marketing remark (338 chars)

    We're not messing around on this attractive and updated home -- the seller has priced it for a quick sale. It's located on a quiet street a couple blocks north of Compton Park in southeastern Macomb. New sewer line from house to sidewalk in 2019. New water heater in 2019. Laundry is located on main floor. Detached garage measures 14x26.

13. 2022-06-27
    soldstatus $65,400

    Show marketing remark (338 chars)

    We're not messing around on this attractive and updated home -- the seller has priced it for a quick sale. It's located on a quiet street a couple blocks north of Compton Park in southeastern Macomb. New sewer line from house to sidewalk in 2019. New water heater in 2019. Laundry is located on main floor. Detached garage measures 14x26.

14. 2022-06-06
    historical Under Contract 338-char remark

    Show marketing remark (338 chars)

    We're not messing around on this attractive and updated home -- the seller has priced it for a quick sale. It's located on a quiet street a couple blocks north of Compton Park in southeastern Macomb. New sewer line from house to sidewalk in 2019. New water heater in 2019. Laundry is located on main floor. Detached garage measures 14x26.

15. 2022-06-03
    listed $70,000 Active 338-char remark

    Show marketing remark (338 chars)

    We're not messing around on this attractive and updated home -- the seller has priced it for a quick sale. It's located on a quiet street a couple blocks north of Compton Park in southeastern Macomb. New sewer line from house to sidewalk in 2019. New water heater in 2019. Laundry is located on main floor. Detached garage measures 14x26.

16. 2017-09-05
    historical

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: +$271/yr (+$23/mo · 13.9%)

ⓘ 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: $13,510
• − Mortgage interest: −$6,134
• − Property taxes: −$1,945
• − Insurance: −$548
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,185
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,401/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

+56.4% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $109,500 RMLSA as Distributed by MLS Grid
• 2026-04-17 Listed $114,500 RMLSA as Distributed by MLS Grid
• 2022-06-27 Sold (Public Records) $65,400 Public Records
• 2022-06-27 Sold (MLS) $65,400 RMLSA as Distributed by MLS Grid
• 2022-06-06 Contingent — RMLSA as Distributed by MLS Grid
• 2022-06-03 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2017-09-05 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,945 · -1.0% YoY. Source: county tax records.