409 N Mcarthur St · Macomb, IL 61455

$29,500

3 bd · 2.0 ba · 1,323 sqft · Other public records · 151 Days on market

Built 1920 10,200 sqft lot ↓ 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 home is in the process of being renovated. This is a great opportunity to finish or customize this renovation in any way you wish. This property offers tall ceilings, charming woodwork and pocket doors that are located between the Dining Room and Living Room. The property has some new vinyl windows, updated wiring, plumbing and a new furnace. Two - spacious - new bathrooms have been established and are ready to be finished. This opportunity has a lot to offer and is located a couple blocks from Chandler Park!

Key facts

• Pocket doors
• Updated wiring
• Tall ceilings

Tags

• TALL CEILINGS
• CHARMING WOODWORK
• POCKET DOORS
• NEW VINYL WINDOWS
• UPDATED WIRING
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1920 — 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: 3.78% ✓
• Cap rate: 32.71%
• Cash-on-cash: 94.36%
• DSCR: 5.20
• GRM: 2.2

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: 95.2%
• Equity multiple: 5.43×
• Total profit: $36,619
• Equity at exit: $4,399

10-year hold

• IRR: 98.0%
• Equity multiple: 11.33×
• Total profit: $85,288
• Equity at exit: $2,551

Cash invested: $8,260 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $649

Break-even live

Break-even rent $292

Max offer price $29,500

Occupancy floor 37%

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: $7,375
• Closing costs: $885
• 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	44d	1	1.15mi

Listing history 4 events

1. 2026-04-22
   price $29,500 522-char remark

   Show marketing remark (522 chars)

   This home is in the process of being renovated. This is a great opportunity to finish or customize this renovation in any way you wish. This property offers tall ceilings, charming woodwork and pocket doors that are located between the Dining Room and Living Room. The property has some new vinyl windows, updated wiring, plumbing and a new furnace. Two - spacious - new bathrooms have been established and are ready to be finished. This opportunity has a lot to offer and is located a couple blocks from Chandler Park!

2. 2026-01-29
   status Active 522-char remark

   Show marketing remark (522 chars)

   This home is in the process of being renovated. This is a great opportunity to finish or customize this renovation in any way you wish. This property offers tall ceilings, charming woodwork and pocket doors that are located between the Dining Room and Living Room. The property has some new vinyl windows, updated wiring, plumbing and a new furnace. Two - spacious - new bathrooms have been established and are ready to be finished. This opportunity has a lot to offer and is located a couple blocks from Chandler Park!

3. 2026-01-13
   status Pending 522-char remark

   Show marketing remark (522 chars)

   This home is in the process of being renovated. This is a great opportunity to finish or customize this renovation in any way you wish. This property offers tall ceilings, charming woodwork and pocket doors that are located between the Dining Room and Living Room. The property has some new vinyl windows, updated wiring, plumbing and a new furnace. Two - spacious - new bathrooms have been established and are ready to be finished. This opportunity has a lot to offer and is located a couple blocks from Chandler Park!

4. 2025-12-04
   listed $32,500 Active 522-char remark

   Show marketing remark (522 chars)

   This home is in the process of being renovated. This is a great opportunity to finish or customize this renovation in any way you wish. This property offers tall ceilings, charming woodwork and pocket doors that are located between the Dining Room and Living Room. The property has some new vinyl windows, updated wiring, plumbing and a new furnace. Two - spacious - new bathrooms have been established and are ready to be finished. This opportunity has a lot to offer and is located a couple blocks from Chandler Park!

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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: $13,370
• − Mortgage interest: −$1,652
• − Property taxes: −$765
• − Insurance: −$148
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$858
• Taxable income: $7,808
• Est. tax owed @ 24.0%: −$1,874
• After-tax cash flow: $5,920/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

-9.2% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $29,500 RMLSA as Distributed by MLS Grid
• 2026-01-29 Relisted — RMLSA as Distributed by MLS Grid
• 2026-01-13 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-04 Listed $32,500 RMLSA as Distributed by MLS Grid

Property tax history

-7.0%/yr

Latest (2024): $765 · -2.5% YoY. Source: county tax records.