172 James Dr Unit C · Macomb, IL 61455

$35,000

1 bd · 1.0 ba · 588 sqft · SingleFamily · 37 Days on market

Built 1980 Average condition 580 sqft lot $60/sqft · 10% below area Est $39k · 10% 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 +30.0/30.0
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

With a little bit of TLC, this will be a wonderful, cost effective, step-free one bedroom home. Includes covered parking. Located at the south end of Macomb close to schools and hospital. Being sold in "AS IS" condition.

Key facts

• Garage
• Built 1980
• Listed 36 days

Property features AI

Finance

• Other: Property is attached (unit C)
• HOA & community: Association maintains landscaping, grounds maintenance, snow removal, common area maintenance and irrigation

Exterior

• Parking: One covered carport and a 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Living area approximately 588; Built in 1980
• Construction: No (not new construction)
• Exterior features: Level lot; Shingle roof

Interior

• Kitchen: Kitchen with laminate flooring (approximately 19' x 7'); Refrigerator
• Bedrooms: One bedroom on the main level (approximately 12' x 12')
• Flooring: Carpet in bedroom; Laminate in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Crawl space basement; Dryer, Refrigerator, Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($699 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 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: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• This rent is only 17% of the median local income ($49k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $39,077
• List price: $35,000
• Delta: -10.43%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 E Franklin St	0.67mi	1/1.0	560 (-5%)	0mo	$53,000	$95	61
729 S Randolph St	0.61mi	1/1.0	636 (+8%)	9mo	$32,000	$50	51

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $14,106
• Equity at exit: $5,219

10-year hold

• IRR: 41.0%
• Equity multiple: 4.86×
• Total profit: $37,780
• Equity at exit: $3,026

Cash invested: $9,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $699 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $310

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 51%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S Dudley St Macomb, IL	1.0	1.0	625	$575	$0.92	43d	1	1.05mi

Listing history 16 events

1. 2026-06-19
   days on market $35,000 Active 37 DOM
2. 2026-06-18
   days on market $35,000 Active 36 DOM
3. 2026-06-17
   days on market $35,000 Active 35 DOM
4. 2026-06-16
   days on market $35,000 Active 34 DOM
5. 2026-06-15
   days on market $35,000 Active 33 DOM
6. 2026-06-14
   days on market $35,000 Active 31 DOM
7. 2026-06-12
   days on market $35,000 Active 30 DOM
8. 2026-06-09
   days on market $35,000 Active 27 DOM
9. 2026-06-08
   days on market $35,000 Active 26 DOM
10. 2026-06-07
    days on market $35,000 Active 25 DOM
11. 2026-06-04
    days on market $35,000 Active 21 DOM
12. 2026-06-02
    days on market $35,000 Active 20 DOM
13. 2026-06-01
    days on market $35,000 Active 19 DOM
14. 2026-05-31
    days on market $35,000 Active 18 DOM
15. 2026-05-31
    days on market $35,000 Active 17 DOM
16. 2026-05-13
    listed $35,000 Active 230-char remark

ⓘ 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 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 0% 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: $8,388
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$671
• − Management: −$671
• − Depreciation: −$1,018
• Taxable income: $3,368
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $2,916/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.

Condition & rehab AI · 11 photos

Average 55/100 Moderate rehab

This home requires moderate renovations, primarily focusing on painting and updating the flooring. It has good curb appeal and a good foundation, making it a good investment opportunity.

Repairs flagged

• Major interior walls/paint — paint appears worn and needs repainting
• Major interior walls/paint — paint appears worn and needs repainting

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal
• Both install new flooring in kitchen and bathrooms — New flooring can improve the home's overall appearance and functionality
• Both install new lighting fixtures — New lighting can improve the home's ambiance and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls/paint · paint appears worn and needs repainting	Major	$15,000–50,000
interior walls/paint · paint appears worn and needs repainting	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal ↑
• Both install new flooring in kitchen and bathrooms — New flooring can improve the home's overall appearance and functionality ↑
• Both install new lighting fixtures — New lighting can improve the home's ambiance and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-13 Listed $35,000 RMLSA as Distributed by MLS Grid