412 N Campbell St · Macomb, IL 61455

$65,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 44 Days on market

Built 1935 10,560 sqft lot $52/sqft · 16% above area Est $59k · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• 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 affordable 3-bedroom home, sitting near the end of a dead-end street, is the perfect size and price for a starter home -- with everything on one level. Recent updates include new garage opener this year, range/oven in 2023, water heater in 2021, and roof in 2018. The home's recently replaced gutters include a warranty. Partially fenced back yard.

Key facts

• New garage opener
• Water heater
• Gutter warranty

Tags

• NEW GARAGE OPENER
• RANGE OVEN
• WATER HEATER
• GUTTER WARRANTY
• GUTTER GUARDS
• PARTIALLY FENCED BACK YARD

Property features AI

Exterior

• Parking: Detached oversized 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1935
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Level lot; Lot dimensions approx. 60' x 176'

Interior

• Kitchen: Kitchen on main level (vinyl flooring)
• Bedrooms: Three bedrooms (main level: two bedrooms; one bedroom has egress window); Bedroom sizes: 12 x 11, 13 x 10, 11 x 9
• Flooring: Carpet in bedrooms and living areas; Vinyl in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Crawl space basement; No fireplaces
• Laundry & utility: Main-level laundry room (6 x 5, vinyl flooring)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 Junior High School (math 21% / reading 32%, grade F, #312 of 665 statewide, top 48%, 308 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: 135 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.69% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (median comp): $58,956
• List price: $65,000
• Delta: 10.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 N Randolph St	0.09mi	3/1.5	1,156 (-8%)	2mo	$64,000	$55	79
409 N Mcarthur St	0.21mi	2/2.0 (-1)	1,323 (+5%)	1mo	$24,000	$18	72
725 N Mechanic St	0.42mi	2/2.0 (-1)	1,320 (+5%)	2mo	$126,000	$95	62
336 S Madison St	0.52mi	3/1.0	1,334 (+6%)	8mo	$20,000	$15	60
210 S White St	0.67mi	2/1.0 (-1)	1,246 (-1%)	3mo	$67,000	$54	60
715 E Piper St	0.63mi	2/1.0 (-1)	1,314 (+4%)	9mo	$71,000	$54	51
132 Chandler Blvd	0.48mi	3/1.0	1,402 (+11%)	10mo	$65,000	$46	50
115 W Washington St	0.40mi	3/3.0	1,141 (-9%)	10mo	$60,000	$53	49
812 E Murray St	0.47mi	2/1.0 (-1)	1,103 (-12%)	7mo	$60,000	$54	46
420 W Jefferson St	0.62mi	2/2.0 (-1)	1,138 (-10%)	3mo	$85,000	$75	43
715 W Chandler St	0.67mi	3/2.5	1,142 (-9%)	8mo	$87,000	$76	41
217 N Clay St	0.64mi	4/1.0 (+1)	1,424 (+13%)	5mo	$47,500	$33	39

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $14,165
• Equity at exit: $9,692

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $44,238
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $387

Break-even live

Break-even rent $609

Max offer price $65,000

Occupancy floor 60%

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: $16,250
• Closing costs: $1,950
• 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	$1,180	$0.91	43d	1	1.36mi

Listing history 16 events

1. 2026-06-19
   days on market $65,000 Active 44 DOM
2. 2026-06-18
   days on market $65,000 Active 43 DOM
3. 2026-06-17
   days on market $65,000 Active 42 DOM
4. 2026-06-16
   days on market $65,000 Active 41 DOM
5. 2026-06-15
   days on market $65,000 Active 40 DOM
6. 2026-06-14
   days on market $65,000 Active 38 DOM
7. 2026-06-12
   days on market $65,000 Active 37 DOM
8. 2026-06-09
   days on market $65,000 Active 34 DOM
9. 2026-06-08
   days on market $65,000 Active 33 DOM
10. 2026-06-07
    days on market $65,000 Active 32 DOM
11. 2026-06-04
    days on market $65,000 Active 28 DOM
12. 2026-06-02
    days on market $65,000 Active 27 DOM
13. 2026-06-01
    days on market $65,000 Active 26 DOM
14. 2026-05-31
    days on market $65,000 Active 25 DOM
15. 2026-05-31
    days on market $65,000 Active 24 DOM
16. 2026-05-04
    listed $65,000 Active 353-char remark

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$58/yr (+$5/mo · 4.2%)

ⓘ 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: $13,192
• − Mortgage interest: −$3,641
• − Property taxes: −$1,360
• − Insurance: −$325
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,891
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $3,719/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

1 event — show timeline

• 2026-05-04 Listed $65,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $1,360 · -0.3% YoY. Source: county tax records.