3 Cedar Dr · Macomb, IL 61455

$89,900

3 bd · 2.0 ba · 702 sqft · Other public records · 28 Days on market

Built 1975 2,418 sqft lot $100/mo HOA · 11% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready 3 bed - 3 bath home offers comfortable living with the convenience of a HOA that takes care of the mowing and much of the exterior maintenance. This home offers updated windows and doors. The main level has luxury vinyl plank throughout and a 1/2 bath for the guests. The kitchen is tastefully updated and includes all appliances. The upstairs has newer carpeting and there are 3 bedrooms. The primary bedroom is good size and offers double closets and 1/2 bath en-suite. There is also a tastefully updated full bath on the upper level. The basement is wide open and is great for storage and could easily have a Rec Room or Theater Room created. Outside you can enjoy your private

Key facts

• Updated windows
• Luxury vinyl plank
• Double closets

Tags

• UPDATED WINDOWS
• UPDATED DOORS
• LUXURY VINYL PLANK
• TASTEFULLY UPDATED KITCHEN
• NEWER CARPETING
• DOUBLE CLOSETS

Property features AI

Finance

• HOA & community: Association fee of $100 that includes lawn care

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water and public sewer
• Home design: Single-family residence; Two levels; Built in 1975; Property faces within R1 single-family zoning
• Construction: Shingle roof
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen includes refrigerator and microwave
• Bedrooms: Three bedrooms (all on upper level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living, dining, and kitchen
• Bathrooms: One full bathroom and two half bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Full, unfinished basement; Replacement windows; Dishwasher, Dryer, Microwave, Refrigerator, Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (0.7% below list).
• Recommended offer: $71k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 6.2% in Macomb — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $70,548 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.43%
• DSCR: 0.58
• GRM: 8.4

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: -32.8%
• Equity multiple: -0.07×
• Total profit: $-26,974
• Equity at exit: $13,404

10-year hold

• IRR: -37.1%
• Equity multiple: -0.55×
• Total profit: $-38,946
• Equity at exit: $7,773

Cash invested: $25,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$37
• HOA: −$100
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-198

Break-even live

Break-even rent $1,143

Max offer price $70,548

Occupancy floor —

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: exterior maint.

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 28 DOM
2. 2026-06-18
   days on market $89,900 Active 27 DOM
3. 2026-06-17
   days on market $89,900 Active 26 DOM
4. 2026-06-16
   days on market $89,900 Active 25 DOM
5. 2026-06-15
   days on market $89,900 Active 24 DOM
6. 2026-06-14
   days on market $89,900 Active 22 DOM
7. 2026-06-12
   days on market $89,900 Active 21 DOM
8. 2026-06-09
   days on market $89,900 Active 18 DOM
9. 2026-06-08
   days on market $89,900 Active 17 DOM
10. 2026-06-07
    days on market $89,900 Active 16 DOM
11. 2026-06-04
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-31
    days on market $89,900 Active 8 DOM
16. 2026-05-22
    listed $89,900 Active
17. 2021-08-06
    historical

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 3/10 Moderate
• 🌡 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: $10,711
• − Mortgage interest: −$5,036
• − Property taxes: −$3,527
• − Insurance: −$450
• − Repairs & maintenance: −$857
• − Management: −$857
• − HOA: −$1,200
• − Depreciation: −$2,615
• Taxable loss: −$3,831
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $-1,453/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

2 events — show timeline

• 2026-05-22 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2024): $3,527 · -2.5% YoY. Source: county tax records.