520 S Johnson St · Macomb, IL 61455

$99,000

4 bd · 9.0 ba · 1,656 sqft · Other public records · 79 Days on market

Built 1920 10,380 sqft lot $60/sqft · 34% above area Est $74k · 34% over

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +8.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Invest now! Fully occupied! This well-maintained 3-unit apartment building is a prime opportunity for both seasoned investors and those just getting started. Each unit offers solid rental potential with functional layouts and strong income-producing capability. Whether you’re looking to expand your portfolio or live in one unit while renting the others, this property delivers flexibility and value. Don’t miss your chance to own a multi-family property with steady cash flow potential!

Key facts

• 0.24 acre lot
• 3 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/9.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 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 $684 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.33% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (median comp): $74,106
• List price: $99,000
• Delta: 33.59%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,974
• Equity at exit: $14,761

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $27,237
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $298

Break-even live

Break-even rent $944

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $354	-5% $326	+0% $298	+5% $270	+10% $242
Rent	-10% $193	-5% $245	+0% $298	+5% $350	+10% $402
Rate	-1.0pp $348	-0.5pp $323	base $298	+0.5pp $272	+1.0pp $246

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: $24,750
• Closing costs: $2,970
• 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	1.17mi

Listing history 29 events

1. 2026-06-19
   days on market $99,000 Active 79 DOM
2. 2026-06-18
   days on market $99,000 Active 78 DOM
3. 2026-06-17
   days on market $99,000 Active 77 DOM
4. 2026-06-16
   days on market $99,000 Active 76 DOM
5. 2026-06-15
   days on market $99,000 Active 75 DOM
6. 2026-06-14
   days on market $99,000 Active 73 DOM
7. 2026-06-12
   days on market $99,000 Active 72 DOM
8. 2026-06-09
   days on market $99,000 Active 69 DOM
9. 2026-06-08
   days on market $99,000 Active 68 DOM
10. 2026-06-07
    days on market $99,000 Active 67 DOM
11. 2026-06-04
    days on market $99,000 Active 63 DOM
12. 2026-06-02
    days on market $99,000 Active 62 DOM
13. 2026-06-01
    days on market $99,000 Active 61 DOM
14. 2026-05-31
    days on market $99,000 Active 60 DOM
15. 2026-05-31
    days on market $99,000 Active 59 DOM
16. 2026-04-01
    listed $99,000 Active 501-char remark

    Show marketing remark (501 chars)

    Invest now! Fully occupied! This well-maintained 3-unit apartment building is a prime opportunity for both seasoned investors and those just getting started. Each unit offers solid rental potential with functional layouts and strong income-producing capability. Whether you’re looking to expand your portfolio or live in one unit while renting the others, this property delivers flexibility and value. Don’t miss your chance to own a multi-family property with steady cash flow potential!

17. 2022-12-01
    soldstatus $50,000
18. 2022-11-30
    soldstatus $50,000 Closed 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

19. 2022-10-27
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

20. 2022-09-28
    price $57,000 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

21. 2022-09-23
    status Active 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

22. 2022-09-08
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

23. 2022-08-15
    price $58,000 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

24. 2022-08-08
    status Active 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

25. 2022-07-15
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

26. 2022-07-05
    listed $60,000 Active 970-char remark

    Show marketing remark (970 chars)

    Investment opportunity on the south side of Macomb! There are 3 units located at this property. Two -1 bedroom apartments are located upstairs. On the main level, there is a 1 bedroom with the possibility of 2 extra bedrooms with the addition of egress windows added. Unit A is occupied with a lease until next summer at $450/month, with no utilities included. Unit B is occupied with a lease until next summer at $450/ month, with no utilities. Unit 3 has a lease until January 2024 for $500/month, no utilities included. This property has received many upgrades in the past year. A new roof was put on Spring of 2021, Unit B and C has had Luxury Vinyl Plank flooring and new carpet with fresh paint throughout. With all three units rented, this makes a great investment property! Management has updated all alarms and has been passed by the city inspector. Behind the home is a one bedroom house that had caught fire and deemed a total loss and will need torn down.

27. 2021-08-06
    historical
28. 2021-01-06
    soldstatus $34,000
29. 2020-12-07
    listed $39,900

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$11/yr (+$1/mo · 0.5%)

ⓘ 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: $15,852
• − Mortgage interest: −$5,546
• − Property taxes: −$2,226
• − Insurance: −$495
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,880
• Taxable income: $2,169
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,051/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

+148.1% since first listed

14 events — show timeline

• 2026-04-01 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2022-12-01 Sold (Public Records) $50,000 Public Records
• 2022-11-30 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2022-10-27 Pending — RMLSA as Distributed by MLS Grid
• 2022-09-28 Price Changed $57,000 RMLSA as Distributed by MLS Grid
• 2022-09-23 Relisted — RMLSA as Distributed by MLS Grid
• 2022-09-08 Pending — RMLSA as Distributed by MLS Grid
• 2022-08-15 Price Changed $58,000 RMLSA as Distributed by MLS Grid
• 2022-08-08 Relisted — RMLSA as Distributed by MLS Grid
• 2022-07-15 Pending — RMLSA as Distributed by MLS Grid
• 2022-07-05 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-01-06 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2020-12-07 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2024): $2,226 · -2.5% YoY. Source: county tax records.