303 W Adams St · Macomb, IL 61455

$130,000

4 bd · 3.0 ba · 2,880 sqft · MultiFamily · 500 Days on market

Built 2006 Fair condition 6,540 sqft lot $45/sqft · 51% above area

---

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 +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

THIS DUPLEX BUILT IN 2006 HAS TWO 2-BEDROOM UNITS, BOTH OF WHICH HAVE 1.5 BATHS, JUST OVER 1300 SQ FT OF LIVING SPACE, AND CLOSE TO WIU AND DOWNTOWN MACOMB. ONE OF THE UNITS IS CURRENTLY RENTED AT $700 A MONTH ON A MONTH-TO-MONTH LEASE. THE OTHER DUPLEX IS CURRENTLY RENTED AT $1100 A MONTH, ENDING DECEMBER 10, 2026.

Key facts

• 6,540 sq ft lot
• 5 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 6.1% 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: 140 active listings in the ZIP.
• At $1,965/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 1062% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $85,953
• List price: $130,000
• Delta: 51.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $20,614
• Equity at exit: $19,383

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $71,703
• Equity at exit: $11,240

Cash invested: $36,400 (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: 140
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $654

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 62%

Sensitivity live

Price	-10% $744	-5% $699	+0% $654	+5% $609	+10% $564
Rent	-10% $499	-5% $576	+0% $654	+5% $732	+10% $809
Rate	-1.0pp $719	-0.5pp $687	base $654	+0.5pp $620	+1.0pp $586

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,966
Total (2 units)			$1,965

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 500 DOM
2. 2026-06-19
   days on market $130,000 Active 498 DOM
3. 2026-06-18
   days on market $130,000 Active 497 DOM
4. 2026-06-17
   days on market $130,000 Active 496 DOM
5. 2026-06-16
   days on market $130,000 Active 495 DOM
6. 2026-06-15
   days on market $130,000 Active 494 DOM
7. 2026-06-14
   days on market $130,000 Active 492 DOM
8. 2026-06-12
   days on market $130,000 Active 491 DOM
9. 2026-06-09
   days on market $130,000 Active 488 DOM
10. 2026-06-08
    days on market $130,000 Active 487 DOM
11. 2026-06-07
    days on market $130,000 Active 486 DOM
12. 2026-06-04
    days on market $130,000 Active 482 DOM
13. 2026-06-02
    days on market $130,000 Active 481 DOM
14. 2026-06-01
    days on market $130,000 Active 480 DOM
15. 2026-05-31
    days on market $130,000 Active 479 DOM
16. 2026-05-31
    days on market $130,000 Active 478 DOM
17. 2025-02-06
    listed $130,000 Active 317-char remark

    Show marketing remark (317 chars)

    THIS DUPLEX BUILT IN 2006 HAS TWO 2-BEDROOM UNITS, BOTH OF WHICH HAVE 1.5 BATHS, JUST OVER 1300 SQ FT OF LIVING SPACE, AND CLOSE TO WIU AND DOWNTOWN MACOMB. ONE OF THE UNITS IS CURRENTLY RENTED AT $700 A MONTH ON A MONTH-TO-MONTH LEASE. THE OTHER DUPLEX IS CURRENTLY RENTED AT $1100 A MONTH, ENDING DECEMBER 10, 2026.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,580
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$3,782
• Taxable income: $6,143
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $6,373/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This two-unit duplex requires moderate renovations, including exterior siding, flooring, and interior painting, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn-out carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint enhances curb appeal and interior aesthetics
• Both Replacing carpet with hardwood or laminate flooring — Hardwood or laminate flooring is more durable and aesthetically pleasing
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal can attract more tenants and buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting interior walls and ceilings — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood or laminate flooring — Hardwood or laminate flooring is more durable and aesthetically pleasing ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal can attract more tenants and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2025-02-06 Listed $130,000 RMLSA as Distributed by MLS Grid