8913 Winemiller Rd N · Macedonia, IL 62860

$125,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily · 183 Days on market

Built 2000 2.30 ac lot

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Why this score? — see what drove the D+ 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Country Living, 3 bedroom 2 bath home, familyroom addition. 30' x 40' pole barn with 8' lean to, all on 3.76 acres.

Key facts

• Pole barn
• Familyroom addition
• 3.76 acres

Tags

• FAMILYROOM ADDITION
• POLE BARN
• 3.76 ACRES

Property features AI

Finance

• Other: Fee simple ownership
• Financial info: Homeowner tax exemption

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; 200+ amp electric service
• Home design: Detached single-family home; One-story
• Construction: Built approximately 21–25 years ago; Vinyl siding; Block and pillar/post/pier foundation
• Exterior features: Sloped lot; Property includes school bus service

Interior

• Kitchen: Kitchen with tile flooring; Eating area/table space
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level with full bath
• Flooring: Carpet in living room, family room and bedrooms; Tile in kitchen and laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Egress window in basement; Eating area/table space in kitchen
• Laundry & utility: Main-level laundry (5 x 4) with tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $82 ($988/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (4.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,336 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• BentonConsolidatedHsd 103 (town): math 20% / reading 20% proficiency, ranked #727 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 8.7

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: 10.1%
• Equity multiple: 1.58×
• Total profit: $20,322
• Equity at exit: $56,205

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $65,036
• Equity at exit: $86,619

Cash invested: $35,000 (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 62860

• Active inventory: 3
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $82

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $169	-5% $126	+0% $82	+5% $39	+10% $-4
Rent	-10% $-12	-5% $35	+0% $82	+5% $130	+10% $177
Rate	-1.0pp $145	-0.5pp $114	base $82	+0.5pp $50	+1.0pp $17

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $125,000 Active 183 DOM
2. 2026-06-21
   days on market $125,000 Active 182 DOM
3. 2026-06-18
   days on market $125,000 Active 180 DOM
4. 2026-06-17
   days on market $125,000 Active 179 DOM
5. 2026-06-16
   days on market $125,000 Active 178 DOM
6. 2026-06-15
   days on market $125,000 Active 177 DOM
7. 2026-06-13
   days on market $125,000 Active 175 DOM
8. 2026-06-12
   days on market $125,000 Active 174 DOM
9. 2026-06-09
   days on market $125,000 Active 171 DOM
10. 2026-06-08
    days on market $125,000 Active 170 DOM
11. 2026-06-07
    days on market $125,000 Active 169 DOM
12. 2026-06-07
    days on market $125,000 Active 168 DOM
13. 2026-06-04
    days on market $125,000 Active 165 DOM
14. 2026-06-02
    days on market $125,000 Active 164 DOM
15. 2026-06-01
    days on market $125,000 Active 163 DOM
16. 2026-05-31
    days on market $125,000 Active 162 DOM
17. 2026-05-31
    days on market $125,000 Active 161 DOM
18. 2026-05-24
    status Active
19. 2026-05-24
    status Active
20. 2026-05-23
    historical
21. 2026-05-23
    historical
22. 2026-05-23
    price $148,000
23. 2026-03-12
    price $125,000
24. 2026-02-02
    price $135,000
25. 2026-01-08
    status Active
26. 2026-01-06
    historical
27. 2026-01-05
    historical
28. 2025-12-16
    price
29. 2025-03-06
    price
30. 2025-01-08
    price
31. 2024-11-13
    price
32. 2024-07-27
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,373
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,636
• Taxable loss: −$1,065
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,244/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: BentonConsolidatedHsd 103
• NCES district ID: 1705970
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $35,473
• Composite: 19.77/100
• National rank: #13902
• State rank: #727 of 919 in IL

Livability — Macedonia

• Score: 50/100
• State rank: #1336
• US rank: #25553

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing C Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 419

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 79% English-only · German/W. Germanic 21%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+9.6% since first listed

15 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Price Changed $148,000 MRED as Distributed by MLS Grid
• 2026-03-12 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2026-02-02 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-01-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-11-13 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-27 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $89 · +105.7% YoY. Source: county tax records.