309 S Dudley St · Macomb, IL 61455

$85,000

2 bd · 4.0 ba · 928 sqft · Other public records · 395 Days on market

Built 1925 7,320 sqft lot $92/sqft · 109% above area Est $82k · at est. ↓ 15% since listing

---

Why this score? — see what drove the F 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 +9.4/30.0
• ARV discount +5.8/15.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• 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

If you're allergic to making money, don't bother looking at this fully rented duplex, which was extensively updated and renovated by professional contractors last year. The upper unit has two bedrooms and rents for $700/month, while the lower unit has one bedroom and rents for $675/month. Each unit has its own washer and dryer. Tenants pay their own electric and gas bills, and the units are separately metered.

Key facts

• Extensively updated
• Fully rented duplex
• 7,320 sq ft lot

Tags

• FULLY RENTED DUPLEX
• EXTENSIVELY UPDATED
• EACH UNIT HAS WASHER AND DRYER
• UNITS ARE SEPARATELY METERED

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $-60 ($-722/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $69k (18.3% below list).
• Recommended offer: $69k (18.3% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 17% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,444 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 395 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $81,992
• List price: $85,000
• Delta: 3.67%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-17,581
• Equity at exit: $12,674

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-20,147
• Equity at exit: $7,349

Cash invested: $23,800 (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 61455

• Home prices YoY: -33.3%
• Active inventory: 135
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $694 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $-60

Break-even live

Break-even rent $771

Max offer price $74,374

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-36	+0% $-60	+5% $-84	+10% $-108
Rent	-10% $-115	-5% $-88	+0% $-60	+5% $-33	+10% $-5
Rate	-1.0pp $-17	-0.5pp $-39	base $-60	+0.5pp $-82	+1.0pp $-105

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: $21,250
• Closing costs: $2,550
• 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	44d	1	0.02mi
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	44d	1	1.06mi
217 Charleston Blvd Unit 1 Macomb, IL	1.0	1.0	535	$610	$1.14	44d	1	1.40mi
218 Charleston Blvd Unit 5 Macomb, IL	1.0	1.0	535	$610	$1.14	44d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 395 DOM
2. 2026-06-18
   days on market $85,000 Active 394 DOM
3. 2026-06-17
   days on market $85,000 Active 393 DOM
4. 2026-06-16
   days on market $85,000 Active 392 DOM
5. 2026-06-15
   days on market $85,000 Active 391 DOM
6. 2026-06-14
   days on market $85,000 Active 389 DOM
7. 2026-06-12
   days on market $85,000 Active 388 DOM
8. 2026-06-09
   days on market $85,000 Active 385 DOM
9. 2026-06-08
   days on market $85,000 Active 384 DOM
10. 2026-06-07
    days on market $85,000 Active 383 DOM
11. 2026-06-04
    days on market $85,000 Active 379 DOM
12. 2026-06-02
    days on market $85,000 Active 378 DOM
13. 2026-06-01
    days on market $85,000 Active 377 DOM
14. 2026-05-31
    days on market $85,000 Active 376 DOM
15. 2026-05-31
    days on market $85,000 Active 375 DOM
16. 2026-03-27
    price $85,000 413-char remark

    Show marketing remark (413 chars)

    If you're allergic to making money, don't bother looking at this fully rented duplex, which was extensively updated and renovated by professional contractors last year. The upper unit has two bedrooms and rents for $700/month, while the lower unit has one bedroom and rents for $675/month. Each unit has its own washer and dryer. Tenants pay their own electric and gas bills, and the units are separately metered.

17. 2025-05-19
    listed $99,900 Active 413-char remark

    Show marketing remark (413 chars)

    If you're allergic to making money, don't bother looking at this fully rented duplex, which was extensively updated and renovated by professional contractors last year. The upper unit has two bedrooms and rents for $700/month, while the lower unit has one bedroom and rents for $675/month. Each unit has its own washer and dryer. Tenants pay their own electric and gas bills, and the units are separately metered.

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$199/yr (+$17/mo · 13.0%)

ⓘ 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: $8,333
• − Mortgage interest: −$4,761
• − Property taxes: −$1,531
• − Insurance: −$425
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$2,473
• Taxable loss: −$2,190
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $-196/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

-14.9% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $85,000 RMLSA as Distributed by MLS Grid
• 2025-05-19 Listed $99,900 RMLSA as Distributed by MLS Grid

Property tax history

-5.1%/yr

Latest (2024): $1,531 · -57.0% YoY. Source: county tax records.