131 W Barsi Blvd · Macomb, IL 61455

$85,000

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 190 Days on market

Built 1955 7,405 sqft lot $82/sqft · 15% above area Est $74k · 15% over ↓ 23% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

Key facts

• Bright kitchen
• White cabinets
• New flooring

Tags

• FRESH NEUTRAL PAINT
• NEW FLOORING
• BRIGHT KITCHEN
• WHITE CABINETS
• NEW APPLIANCES
• COMFORTABLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 2 comparable units currently listed for rent nearby.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.27% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (median comp): $73,718
• List price: $85,000
• Delta: 15.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W Kelly St	0.38mi	3/1.0	1,056 (+2%)	4mo	$95,000	$90	76
230 Barsi Blvd	0.09mi	3/1.0	1,149 (+11%)	6mo	$81,750	$71	73
408 S Johnson St	0.39mi	2/1.0 (-1)	1,001 (-3%)	1mo	$70,000	$70	71
954 S Garfield St	0.36mi	3/1.0	1,056 (+2%)	12mo	$110,000	$104	70
411 W Jefferson St	0.34mi	2/1.0 (-1)	972 (-6%)	7mo	$60,000	$62	63
721 W Carroll St	0.44mi	2/1.0 (-1)	1,065 (+3%)	13mo	$82,850	$78	59
420 W Jefferson St	0.34mi	2/2.0 (-1)	1,138 (+10%)	3mo	$85,000	$75	56
522 W Chase St	0.17mi	2/1.0 (-1)	879 (-15%)	12mo	$30,750	$35	52
708 S Campbell St	0.72mi	4/2.0 (+1)	1,034 (-0%)	12mo	$50,000	$48	47
117 W Jefferson St	0.56mi	2/1.5 (-1)	968 (-6%)	11mo	$31,000	$32	47
715 W Chandler St	0.57mi	3/2.5	1,142 (+10%)	8mo	$87,000	$76	44
115 W Washington St	0.59mi	3/3.0	1,141 (+10%)	10mo	$60,000	$53	39

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $99
• Equity at exit: $12,674

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $18,079
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $217

Break-even live

Break-even rent $807

Max offer price $85,000

Occupancy floor 75%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Wigwam Hollow Rd Macomb, IL	2.0–4.0	2.0	1303	$1,180	$0.91	43d	1	0.86mi
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	43d	1	1.10mi

Listing history 23 events

1. 2026-06-19
   days on market $85,000 Active 190 DOM
2. 2026-06-18
   days on market $85,000 Active 189 DOM
3. 2026-06-17
   days on market $85,000 Active 188 DOM
4. 2026-06-16
   days on market $85,000 Active 187 DOM
5. 2026-06-15
   days on market $85,000 Active 186 DOM
6. 2026-06-14
   days on market $85,000 Active 184 DOM
7. 2026-06-12
   days on market $85,000 Active 183 DOM
8. 2026-06-09
   days on market $85,000 Active 180 DOM
9. 2026-06-08
   days on market $85,000 Active 179 DOM
10. 2026-06-07
    days on market $85,000 Active 178 DOM
11. 2026-06-04
    days on market $85,000 Active 174 DOM
12. 2026-06-02
    days on market $85,000 Active 173 DOM
13. 2026-06-01
    days on market $85,000 Active 172 DOM
14. 2026-05-31
    days on market $85,000 Active 171 DOM
15. 2026-05-31
    days on market $85,000 Active 170 DOM
16. 2026-04-27
    price $90,000 446-char remark

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

17. 2026-03-19
    price $99,000 446-char remark

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

18. 2026-02-23
    historical
19. 2026-02-09
    price $109,000 446-char remark

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

20. 2026-01-09
    price $113,000 446-char remark

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

21. 2026-01-09
    price

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

22. 2025-12-10
    listed $117,000 Active 446-char remark

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

23. 2025-12-10
    listed Active

    Show marketing remark (446 chars)

    Ranch home in Macomb, Illinois featuring 3 bedrooms, 1 bathroom, and a 1-car attached garage. This property offers fresh neutral paint, new flooring, and a bright kitchen with white cabinets and new appliances. The comfortable layout provides practical living space suited to a variety of needs. Ready for its next owner to enjoy. This is a HomePath.com property. Please independently verify all room sizes, taxes, schools, and other information.

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$28/yr (+$2/mo · 1.5%)

ⓘ 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: $12,978
• − Mortgage interest: −$4,761
• − Property taxes: −$1,873
• − Insurance: −$425
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,473
• Taxable income: $1,369
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,276/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

-23.1% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $90,000 NWIAR
• 2026-03-19 Price Changed $99,000 NWIAR
• 2026-02-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-09 Price Changed $109,000 NWIAR
• 2026-01-09 Price Changed $113,000 NWIAR
• 2026-01-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-10 Listed $117,000 NWIAR

Property tax history

+2.6%/yr

Latest (2024): $1,873 · -0.9% YoY. Source: county tax records.