432 W Calhoun St · Macomb, IL 61455

$72,000

3 bd · 2.0 ba · 714 sqft · SingleFamily public records · 23 Days on market

Built 1924 5,100 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 house sits on the corner of N Charles and W Calhoun-Very traveled by WIU students. There is an abundant amount of hardwood floors in this home and it features 2 bathrooms. This house also pairs up nicely with other listings if you are interested in a small housing portfolio. Contact me for details.

Key facts

• 5,100 sq ft lot
• Garage
• Built 1924

Tags

• LOCATED NEAR THE WIU CAMPUS

Property features AI

Exterior

• Parking: Detached carport on paved surface; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1924; Shingle roof; Living and building area noted as 1214
• Construction: 1924 construction
• Exterior features: Corner, level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (upper level bedrooms with egress windows and hardwood flooring); Bedroom dimensions include: two bedrooms approx. 12 x 11, one bedroom approx. 14 x 9
• Flooring: Hardwood flooring in main living areas and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $72k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $31,416
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Pierce St	0.27mi	2/1.0 (-1)	720 (+1%)	10mo	$69,000	$96	69
437 W Pierce St	0.24mi	2/1.0 (-1)	748 (+5%)	13mo	$20,000	$27	61
515 E Pierce St	0.70mi	2/1.0 (-1)	728 (+2%)	1mo	$37,500	$52	54
525 W Washington St	0.28mi	2/1.0 (-1)	786 (+10%)	14mo	$59,000	$75	49
826 N Charles St	0.48mi	2/1.0 (-1)	720 (+1%)	24mo	$30,000	$42	48
731 S Johnson St	0.73mi	2/1.0 (-1)	718 (+1%)	11mo	$38,000	$53	47
320 W Woodbury St	0.51mi	2/1.0 (-1)	798 (+12%)	14mo	$35,000	$44	36
918 W Jefferson St	0.45mi	2/1.0 (-1)	800 (+12%)	18mo	$35,000	$44	35
633 N Madison St	0.72mi	2/1.0 (-1)	768 (+8%)	15mo	$22,000	$29	32
310 S Madison St	0.72mi	2/1.0 (-1)	820 (+15%)	8mo	$21,000	$26	26

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,379
• Equity at exit: $10,735

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $18,043
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.7×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $205

Break-even live

Break-even rent $634

Max offer price $72,000

Occupancy floor 72%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $72,000 Active 23 DOM
2. 2026-06-18
   days on market $72,000 Active 22 DOM
3. 2026-06-17
   days on market $72,000 Active 21 DOM
4. 2026-06-16
   days on market $72,000 Active 20 DOM
5. 2026-06-15
   days on market $72,000 Active 19 DOM
6. 2026-06-14
   days on market $72,000 Active 17 DOM
7. 2026-06-12
   days on market $72,000 Active 16 DOM
8. 2026-06-09
   days on market $72,000 Active 13 DOM
9. 2026-06-08
   days on market $72,000 Active 12 DOM
10. 2026-06-07
    days on market $72,000 Active 11 DOM
11. 2026-06-04
    days on market $72,000 Active 7 DOM
12. 2026-06-02
    days on market $72,000 Active 6 DOM
13. 2026-06-01
    days on market $72,000 Active 5 DOM
14. 2026-05-31
    days on market $72,000 Active 4 DOM
15. 2026-05-31
    days on market $72,000 Active 3 DOM
16. 2026-05-27
    listed $72,000 Active
17. 2022-05-30
    soldstatus $38,000 Closed 304-char remark

    Show marketing remark (304 chars)

    This house sits on the corner of N Charles and W Calhoun-Very traveled by WIU students. There is an abundant amount of hardwood floors in this home and it features 2 bathrooms. This house also pairs up nicely with other listings if you are interested in a small housing portfolio. Contact me for details.

18. 2022-04-20
    historical 304-char remark

    Show marketing remark (304 chars)

    This house sits on the corner of N Charles and W Calhoun-Very traveled by WIU students. There is an abundant amount of hardwood floors in this home and it features 2 bathrooms. This house also pairs up nicely with other listings if you are interested in a small housing portfolio. Contact me for details.

19. 2021-08-06
    historical
20. 2020-10-09
    listed $42,900 304-char remark

    Show marketing remark (304 chars)

    This house sits on the corner of N Charles and W Calhoun-Very traveled by WIU students. There is an abundant amount of hardwood floors in this home and it features 2 bathrooms. This house also pairs up nicely with other listings if you are interested in a small housing portfolio. Contact me for details.

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$256/yr (+$21/mo · 22.8%)

ⓘ 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: $10,720
• − Mortgage interest: −$4,033
• − Property taxes: −$1,123
• − Insurance: −$360
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,095
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,120/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

+67.8% since first listed

5 events — show timeline

• 2026-05-27 Listed $72,000 RMLSA as Distributed by MLS Grid
• 2022-05-30 Sold (MLS) $38,000 RMLSA as Distributed by MLS Grid
• 2022-04-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-10-09 Listed $42,900 RMLSA as Distributed by MLS Grid

Property tax history

-3.9%/yr

Latest (2024): $1,123 · +0.2% YoY. Source: county tax records.