605 Orchard St · Macomb, IL 61455

$450,000

None bd · None ba · 7,200 sqft · MultiFamily public records · 19 Days on market

Built 2006 0.64 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This 10-unit multifamily investment opportunity is located just blocks from Western Illinois University in Macomb and currently serves a mix of both student and young professional tenants. With strong rental demand generated by WIU and surrounding employers, the property offers investors stable cash flow and long-term upside potential. The property consists of the following unit mix: * 7) Three Bedroom / One Bathroom Units * 1) Two Bedroom / One Bathroom Unit * 1) One Bedroom / One Bathroom Unit * 1) Studio Unit Current rental rates range from approximately $600 to $750 per month depending upon unit size and configuration. The property is currently approximately 90% occup

Key facts

• 0.64 acre lot
• Built 2006
• Listed 18 days

Property features AI

Finance

• Other: Parcel numbers: 11100845000000 and 11100844000000; Property listed by MR. LANDMAN
• Financial info: Gross annual income reported at $67,650; Unit-level monthly income ranges reported from $500 up to $739; 10 rental units total

Exterior

• Parking: Indoor parking with space for roughly 19–30 vehicles
• Utilities: Separate utilities/heating per unit
• Home design: Multi-family building (5+ units); 10 total units
• Construction: Built after 1978 (not built before 1978)
• Exterior features: Corner lot at Orchard and Avery; Lot dimensions approximately 172 x 162; Zoned for multi-family

Interior

• Heating & cooling: Separate per-unit heat/ventilation
• Interior features: Separate heating/ventilation for each unit

What this means for you Summary

Snapshot

• This is a 7×3bd/1ba + 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $288/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $450k).
• Recommended offer: $443k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.0% 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: 140 active listings in the ZIP.
• At $8,213/mo this rent would consume 202% of the median local household income ($49k/yr) (locally 1062% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $443,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 1.88×
• Total profit: $110,838
• Equity at exit: $67,096

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $334,330
• Equity at exit: $38,908

Cash invested: $126,000 (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: 140
• Price-to-rent: 42.0×

Monthly cashflow live

• Estimated rent: $8,213 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$1,063 /mo · $12,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,725
• Net cashflow: $2,878

Break-even live

Break-even rent $4,569

Max offer price $450,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,133	-5% $3,006	+0% $2,878	+5% $2,751	+10% $2,624
Rent	-10% $2,230	-5% $2,554	+0% $2,878	+5% $3,203	+10% $3,527
Rate	-1.0pp $3,105	-0.5pp $2,993	base $2,878	+0.5pp $2,762	+1.0pp $2,643

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	3	1	$6,244
1× unit	2	1	$701
1× unit	1	1	$650
1× unit	0	1	$616
Total (10 units)			$8,213

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $450,000 Active 19 DOM
2. 2026-06-19
   days on market $450,000 Active 17 DOM
3. 2026-06-18
   days on market $450,000 Active 16 DOM
4. 2026-06-17
   days on market $450,000 Active 15 DOM
5. 2026-06-16
   days on market $450,000 Active 14 DOM
6. 2026-06-15
   days on market $450,000 Active 13 DOM
7. 2026-06-14
   days on market $450,000 Active 11 DOM
8. 2026-06-12
   days on market $450,000 Active 10 DOM
9. 2026-06-09
   days on market $450,000 Active 7 DOM
10. 2026-06-08
    days on market $450,000 Active 6 DOM
11. 2026-06-07
    days on market $450,000 Active 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $450,000 Active 1 DOM

ⓘ 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: $12,750 · $1,063/mo
• Projected year-2 tax: $12,750 · $1,063/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 3/10 Moderate
• 🌡 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: $98,556
• − Mortgage interest: −$25,207
• − Property taxes: −$12,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$7,884
• − Management: −$7,884
• − Depreciation: −$13,091
• Taxable income: $29,489
• Est. tax owed @ 24.0%: −$7,077
• After-tax cash flow: $27,463/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

8 events — show timeline

• 2026-06-02 Listed $450,000 MRED as Distributed by MLS Grid
• 2026-05-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-09-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-03-31 Listed — RMLSA as Distributed by MLS Grid
• 2023-02-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-08-19 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2024): $12,750 · -2.5% YoY. Source: county tax records.