727 E Jackson St · Macomb, IL 61455

$59,900

3 bd · 1.5 ba · 1,128 sqft · Townhouse public records · 500 Days on market

Built 1900 0.36 ac lot $53/sqft · 13% below area ↓ 33% since listing

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Listing remarks MLS

This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

Key facts

• Enclosed back porch
• Original built-ins
• Pex plumbing

Tags

• CORNER LOT
• ENCLOSED BACK PORCH
• ORIGINAL BUILT-INS
• UPDATED SHINGLES
• PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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: Lincoln Elem School (math 17% / reading 12%, grade F, #1,278 of 2,056 statewide, top 65%, 548 students, 0% FRL); Edison Elementary School (math 15% / reading 22%, grade F, #438 of 665 statewide, top 67%, 432 students, 0% FRL); 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 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 1900 — 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: 1.62% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 5.1

CMA / ARV

• ARV (median comp): $120,460
• List price: $59,900
• Delta: -50.27%
• 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: 3.4%
• Equity multiple: 1.13×
• Total profit: $2,197
• Equity at exit: $8,931

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $17,568
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.1×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $185

Break-even live

Break-even rent $737

Max offer price $59,900

Occupancy floor 76%

Sensitivity live

Price	-10% $395	-5% $374	+0% $185	+5% $168	+10% $151
Rent	-10% $108	-5% $147	+0% $185	+5% $223	+10% $262
Rate	-1.0pp $215	-0.5pp $200	base $185	+0.5pp $170	+1.0pp $154

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: $14,975
• Closing costs: $1,797
• 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	45d	1	1.13mi

Listing history 25 events

1. 2026-06-21
   days on market $59,900 Active 500 DOM
2. 2026-06-19
   days on market $59,900 Active 498 DOM
3. 2026-06-18
   days on market $59,900 Active 497 DOM
4. 2026-06-17
   days on market $59,900 Active 496 DOM
5. 2026-06-16
   days on market $59,900 Active 495 DOM
6. 2026-06-15
   days on market $59,900 Active 494 DOM
7. 2026-06-14
   days on market $59,900 Active 492 DOM
8. 2026-06-12
   days on market $59,900 Active 491 DOM
9. 2026-06-09
   days on market $59,900 Active 488 DOM
10. 2026-06-08
    days on market $59,900 Active 487 DOM
11. 2026-06-07
    days on market $59,900 Active 486 DOM
12. 2026-06-04
    days on market $59,900 Active 482 DOM
13. 2026-06-02
    days on market $59,900 Active 481 DOM
14. 2026-06-01
    days on market $59,900 Active 480 DOM
15. 2026-05-31
    days on market $59,900 Active 479 DOM
16. 2026-05-31
    days on market $59,900 Active 478 DOM
17. 2026-04-27
    price $59,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

18. 2026-04-15
    price $63,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

19. 2026-03-03
    price $65,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

20. 2025-10-06
    price $68,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

21. 2025-07-25
    price $71,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

22. 2025-05-27
    price $75,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

23. 2025-04-10
    price $79,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

24. 2025-02-28
    price $82,900 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

25. 2025-02-06
    listed $89,900 Active 651-char remark

    Show marketing remark (651 chars)

    This turn-of-the-century home is located on East Jackson Street on a large 90’x174’ corner lot. This home has large living spaces, a center hall with a stairway to two+ bedrooms, both large, one with a bonus room with half bath. The enclosed back porch makes a great mud room and is off the galley kitchen. The large dining room has original built-ins, and most rooms have wood floors. The home has updated newer shingles, Pex plumbing and electricity has been updated. This property, located along HWY 136, is also zoned business; a person can put in an office/retail shop or most any business. It has a lot of potential at a great price!

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/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: $11,658
• − Mortgage interest: −$3,355
• − Property taxes: −$2,921
• − Insurance: −$300
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,743
• Taxable income: $1,475
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $1,866/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

-33.4% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2026-04-15 Price Changed $63,900 RMLSA as Distributed by MLS Grid
• 2026-03-03 Price Changed $65,900 RMLSA as Distributed by MLS Grid
• 2025-10-06 Price Changed $68,900 RMLSA as Distributed by MLS Grid
• 2025-07-25 Price Changed $71,900 RMLSA as Distributed by MLS Grid
• 2025-05-27 Price Changed $75,900 RMLSA as Distributed by MLS Grid
• 2025-04-10 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2025-02-28 Price Changed $82,900 RMLSA as Distributed by MLS Grid
• 2025-02-06 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2024): $2,921 · -2.5% YoY. Source: county tax records.