132 Kurlene Dr · Macomb, IL 61455

$82,500

4 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 13 Days on market

Built 1960 Est $119k · 31% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

This Ranch home, located in a subdivision near WIU, has 1,673 sq ft of living space on one level with no steps. You will find lots of potential. The home has a large foyer, an open den that connects to a galley kitchen, a living room with a walkout to a deck, a dining room, a primary bedroom with a full bath, three other bedrooms, another full bath, and lots of closet space. This home has hardwood floors, an attached two-car garage, and a 19.06 x 9.06 shop attached to the garage. This home will need some TLC; the owner is selling it in “as-is” condition.

Key facts

• Galley kitchen
• Large foyer
• Walkout to a deck

Tags

• LARGE FOYER
• OPEN DEN
• GALLEY KITCHEN
• WALKOUT TO A DECK
• LOTS OF CLOSET SPACE
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached oversized 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1960; One main story with upper, lower and basement areas
• Construction: Not new construction
• Exterior features: Level lot; 90 x 129.8 x 76.4 x 123 lot dimensions; Shingle roof

Interior

• Kitchen: Kitchen with tile flooring; Includes dishwasher, microwave, refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom on main level
• Flooring: Hardwood in main living areas and bedrooms; Tile in kitchen; Laminate in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Washer; High-efficiency heating
• Laundry & utility: Main-level laundry room (laminate flooring); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 9.8% 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: 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: 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; 1 comparable units currently listed for rent nearby.
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $118,783
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Kurlene Dr	0.00mi	4/2.0	1,673 (0%)	0mo	$78,000	$47	100
257 Jana Rd	0.08mi	4/2.5	1,684 (+1%)	9mo	$61,500	$37	85
1707 Riverview Dr	0.47mi	3/2.0 (-1)	1,654 (-1%)	3mo	$176,000	$106	69
218 W Kurlene Dr	0.10mi	3/2.5 (-1)	1,536 (-8%)	9mo	$108,000	$70	67
298 Jana Rd	0.09mi	3/2.0 (-1)	1,859 (+11%)	9mo	$145,000	$78	64
4 Cedar Dr	0.39mi	3/2.5 (-1)	1,749 (+4%)	7mo	$92,000	$53	61
133 Holden Dr	0.32mi	3/2.0 (-1)	1,524 (-9%)	8mo	$125,000	$82	58
15 Cedar Dr	0.38mi	3/2.5 (-1)	1,796 (+7%)	6mo	$84,000	$47	58
146 Holden Ter	0.30mi	3/2.0 (-1)	1,913 (+14%)	2mo	$135,000	$71	55
1424 Westview Dr	0.48mi	3/1.5 (-1)	1,553 (-7%)	12mo	$146,625	$94	48
1515 Riverview Dr	0.44mi	4/2.0	1,860 (+11%)	16mo	$122,000	$66	47
1345 Parkview Dr	0.56mi	3/3.0 (-1)	1,776 (+6%)	14mo	$126,000	$71	43

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,168
• Equity at exit: $12,301

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $22,344
• Equity at exit: $7,133

Cash invested: $23,100 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$335 /mo · $4,021/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $241

Break-even live

Break-even rent $1,015

Max offer price $82,500

Occupancy floor 77%

Sensitivity live

Price	-10% $530	-5% $502	+0% $241	+5% $218	+10% $195
Rent	-10% $137	-5% $189	+0% $241	+5% $294	+10% $346
Rate	-1.0pp $283	-0.5pp $262	base $241	+0.5pp $220	+1.0pp $198

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Wigwam Hollow Rd Macomb, IL	2.0–4.0	2.0	1303	$1,400	$1.07	44d	1	0.84mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   listed $82,500 Active
3. 2021-03-02
   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: $4,021 · $335/mo
• Projected year-2 tax: $4,021 · $335/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 2/10 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: $15,850
• − Mortgage interest: −$4,621
• − Property taxes: −$4,021
• − Insurance: −$412
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,400
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,450/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

3 events — show timeline

• 2026-04-20 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-07 Listed $82,500 RMLSA as Distributed by MLS Grid
• 2021-03-02 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $4,021 · +34.2% YoY. Source: county tax records.