421 S Mcarthur St · Macomb, IL 61455

$87,000

3 bd · 1.0 ba · 920 sqft · Other public records · 60 Days on market

Built 1920 10,440 sqft lot $95/sqft · 56% above area Est $95k · 8% under

---

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 +19.1/30.0
• ARV discount +11.3/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• 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

Looking for a house on a tree lined street with lots of charm that is walking distance to the Macomb Square? Here it is! This home offers lots of spaceand the main floor layout offers options for formal dining/home office/den. Many rooms have original wood floors that have just been refinished, walls are freshlypainted throughout and many windows have been replaced. Recent improvements include new kitchen floor in 2025, carpet in 2nd floor hall 2024, plumbing throughoutthe house replaced 2013, 100 Amp electric box replaced 2013. You will find lots of storage in the basement and the 1 car detached garage.

Key facts

• 0.24 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.2% in Macomb — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1920 — 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: 1.06% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $94,958
• List price: $87,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-8,178
• Equity at exit: $12,972

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $595
• Equity at exit: $7,522

Cash invested: $24,360 (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: 7.9×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $92

Break-even live

Break-even rent $802

Max offer price $87,000

Occupancy floor 85%

Sensitivity live

Price	-10% $142	-5% $117	+0% $92	+5% $68	+10% $43
Rent	-10% $20	-5% $56	+0% $92	+5% $129	+10% $165
Rate	-1.0pp $136	-0.5pp $115	base $92	+0.5pp $70	+1.0pp $47

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	44d	1	1.05mi

Listing history 19 events

1. 2026-06-19
   days on market $87,000 Active 60 DOM
2. 2026-06-18
   days on market $87,000 Active 59 DOM
3. 2026-06-17
   days on market $87,000 Active 58 DOM
4. 2026-06-16
   days on market $87,000 Active 57 DOM
5. 2026-06-15
   days on market $87,000 Active 56 DOM
6. 2026-06-14
   days on market $87,000 Active 54 DOM
7. 2026-06-12
   days on market $87,000 Active 53 DOM
8. 2026-06-09
   days on market $87,000 Active 50 DOM
9. 2026-06-08
   days on market $87,000 Active 49 DOM
10. 2026-06-07
    days on market $87,000 Active 48 DOM
11. 2026-06-04
    days on market $87,000 Active 44 DOM
12. 2026-06-02
    days on market $87,000 Active 43 DOM
13. 2026-06-01
    days on market $87,000 Active 42 DOM
14. 2026-05-31
    days on market $87,000 Active 41 DOM
15. 2026-05-31
    days on market $87,000 Active 40 DOM
16. 2026-04-20
    listed $94,900 Active 611-char remark

    Show marketing remark (611 chars)

    Looking for a house on a tree lined street with lots of charm that is walking distance to the Macomb Square? Here it is! This home offers lots of spaceand the main floor layout offers options for formal dining/home office/den. Many rooms have original wood floors that have just been refinished, walls are freshlypainted throughout and many windows have been replaced. Recent improvements include new kitchen floor in 2025, carpet in 2nd floor hall 2024, plumbing throughoutthe house replaced 2013, 100 Amp electric box replaced 2013. You will find lots of storage in the basement and the 1 car detached garage.

17. 2026-03-09
    historical $94,900 611-char remark

    Show marketing remark (611 chars)

    Looking for a house on a tree lined street with lots of charm that is walking distance to the Macomb Square? Here it is! This home offers lots of spaceand the main floor layout offers options for formal dining/home office/den. Many rooms have original wood floors that have just been refinished, walls are freshlypainted throughout and many windows have been replaced. Recent improvements include new kitchen floor in 2025, carpet in 2nd floor hall 2024, plumbing throughoutthe house replaced 2013, 100 Amp electric box replaced 2013. You will find lots of storage in the basement and the 1 car detached garage.

18. 2025-12-23
    historical
19. 2025-10-28
    listed Active

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$142/yr (+$12/mo · 8.4%)

ⓘ 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: $11,026
• − Mortgage interest: −$4,873
• − Property taxes: −$1,692
• − Insurance: −$435
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$2,531
• Taxable loss: −$269
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,174/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

+0.0% since first listed

4 events — show timeline

• 2026-04-20 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2026-03-09 Coming Soon $94,900 RMLSA as Distributed by MLS Grid
• 2025-12-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-28 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $1,692 · -2.5% YoY. Source: county tax records.