223 N College St · Macomb, IL 61455

$75,000

3 bd · 2.0 ba · 1,031 sqft · Townhouse public records · 188 Days on market

Built 1950 5,662 sqft lot $73/sqft · 16% above area Est $112k · 33% under ↓ 10% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +5.1/10.0
• 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

Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

Key facts

• Back porch and patio
• Assumable va loan
• 5,662 sq ft lot

Tags

• BACK PORCH AND PATIO
• ASSUMABLE VA LOAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $42 ($503/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $75k).
• Recommended offer: $66k (12.0% 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: 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1950 — 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: 1.27% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 6.6

CMA / ARV

• ARV (median comp): $111,708
• List price: $75,000
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-9,348
• Equity at exit: $11,183

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-4,159
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $42

Break-even live

Break-even rent $901

Max offer price $75,000

Occupancy floor 91%

Sensitivity live

Price	-10% $287	-5% $63	+0% $42	+5% $21	+10% $-1
Rent	-10% $-33	-5% $4	+0% $42	+5% $80	+10% $117
Rate	-1.0pp $80	-0.5pp $61	base $42	+0.5pp $23	+1.0pp $3

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	44d	1	1.01mi

Listing history 31 events

1. 2026-06-19
   days on market $75,000 Active 188 DOM
2. 2026-06-18
   days on market $75,000 Active 187 DOM
3. 2026-06-17
   days on market $75,000 Active 186 DOM
4. 2026-06-16
   days on market $75,000 Active 185 DOM
5. 2026-06-15
   days on market $75,000 Active 184 DOM
6. 2026-06-14
   days on market $75,000 Active 182 DOM
7. 2026-06-12
   days on market $75,000 Active 181 DOM
8. 2026-06-09
   days on market $75,000 Active 178 DOM
9. 2026-06-08
   days on market $75,000 Active 177 DOM
10. 2026-06-07
    days on market $75,000 Active 176 DOM
11. 2026-06-04
    days on market $75,000 Active 172 DOM
12. 2026-06-02
    days on market $75,000 Active 171 DOM
13. 2026-06-01
    days on market $75,000 Active 170 DOM
14. 2026-05-31
    days on market $75,000 Active 169 DOM
15. 2026-05-31
    days on market $75,000 Active 168 DOM
16. 2026-04-06
    price $76,500 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

17. 2025-11-24
    status Active 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

18. 2025-09-03
    price $81,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

19. 2025-06-30
    price $82,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

20. 2025-06-02
    price $84,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

21. 2025-05-22
    status Active 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

22. 2025-05-22
    historical 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

23. 2025-01-30
    price $86,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

24. 2024-12-03
    price $88,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

25. 2024-11-19
    status Active 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

26. 2024-11-19
    historical 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

27. 2024-11-16
    historical 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

28. 2024-11-05
    price $90,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

29. 2024-09-05
    price $95,000 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

30. 2024-06-04
    listed $99,900 Active 209-char remark

    Show marketing remark (209 chars)

    Three levels of living space in this 3 bedroom home. Also has a back porch and patio plus a 2 car garage. Some repairs still need to be completed. This property has an assumable VA loan for a qualified buyer.

31. 2020-05-28
    soldstatus $85,000

ⓘ 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: $3,443 · $287/mo
• Projected year-2 tax: $3,443 · $287/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: $11,444
• − Mortgage interest: −$4,201
• − Property taxes: −$3,443
• − Insurance: −$375
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,182
• Taxable loss: −$588
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $644/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

-10.0% since first listed

16 events — show timeline

• 2026-04-06 Price Changed $76,500 RMLSA as Distributed by MLS Grid
• 2025-11-24 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-03 Price Changed $81,000 RMLSA as Distributed by MLS Grid
• 2025-06-30 Price Changed $82,000 RMLSA as Distributed by MLS Grid
• 2025-06-02 Price Changed $84,000 RMLSA as Distributed by MLS Grid
• 2025-05-22 Relisted — RMLSA as Distributed by MLS Grid
• 2025-05-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-01-30 Price Changed $86,000 RMLSA as Distributed by MLS Grid
• 2024-12-03 Price Changed $88,000 RMLSA as Distributed by MLS Grid
• 2024-11-19 Relisted — RMLSA as Distributed by MLS Grid
• 2024-11-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-05 Price Changed $90,000 RMLSA as Distributed by MLS Grid
• 2024-09-05 Price Changed $95,000 RMLSA as Distributed by MLS Grid
• 2024-06-04 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2020-05-28 Sold (Public Records) $85,000 Public Records

Property tax history

+4.6%/yr

Latest (2024): $3,443 · -2.5% YoY. Source: county tax records.