156 W Frick St · Macon, IL 62544

$89,900

2 bd · 1.5 ba · 1,526 sqft · SingleFamily public records · 64 Days on market

Built 1900 10,500 sqft lot $59/sqft · 18% below area Est $108k · 17% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Macon, IL - enjoy small-town living & Meridian School District. Enjoy the early 1900s charm, such as the molded trim throughout, the built-in bookcase, tall ceilings, and large rooms! Featuring two bedrooms, multiple living spaces, a large enclosed front porch, main floor laundry, and plenty of possibilities for your own personal touch. Newer HVAC. Priced to sell!

Key facts

• Macon il
• Molded trim
• Tall ceilings

Tags

• MACON IL
• MERIDIAN SCHOOL DISTRICT
• MOLDED TRIM
• BUILT-IN BOOKCASE
• TALL CEILINGS
• LARGE ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#421 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Meridian CUSD 15 (rural): math 21% / reading 25% proficiency, ranked #353 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

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.
• Macon County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.24% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $107,803
• List price: $89,900
• Delta: -16.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 E Glenn St	0.15mi	3/2.0 (+1)	1,456 (-5%)	11mo	$92,000	$63	69
199 Shaw St	0.16mi	3/1.0 (+1)	1,432 (-6%)	23mo	$89,900	$63	56
330 W Eckhardt St	0.18mi	3/2.0 (+1)	1,670 (+9%)	23mo	$93,900	$56	50
265 Dunn St	0.15mi	3/1.5 (+1)	1,317 (-14%)	22mo	$40,000	$30	47
461 Woodcock St	0.42mi	3/2.5 (+1)	1,630 (+7%)	18mo	$157,000	$96	45

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $396
• Equity at exit: $13,404

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $19,700
• 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 62544

• Home prices YoY: -13.5%
• Active inventory: 31
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $234

Break-even live

Break-even rent $816

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $285	-5% $260	+0% $234	+5% $209	+10% $184
Rent	-10% $147	-5% $190	+0% $234	+5% $278	+10% $322
Rate	-1.0pp $280	-0.5pp $257	base $234	+0.5pp $211	+1.0pp $187

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: —

Listing history 26 events

1. 2026-06-19
   statusdays on market $89,900 Pending 64 DOM
2. 2026-06-18
   days on market $89,900 Active Under Contract 63 DOM
3. 2026-06-17
   days on market $89,900 Active Under Contract 62 DOM
4. 2026-06-16
   days on market $89,900 Active Under Contract 61 DOM
5. 2026-06-15
   days on market $89,900 Active Under Contract 60 DOM
6. 2026-06-14
   days on market $89,900 Active Under Contract 58 DOM
7. 2026-06-13
   days on market $89,900 Active Under Contract 57 DOM
8. 2026-06-10
   days on market $89,900 Active Under Contract 55 DOM
9. 2026-06-09
   days on market $89,900 Active Under Contract 54 DOM
10. 2026-06-08
    days on market $89,900 Active Under Contract 53 DOM
11. 2026-06-07
    days on market $89,900 Active Under Contract 52 DOM
12. 2026-06-03
    days on market $89,900 Active Under Contract 48 DOM
13. 2026-06-02
    days on market $89,900 Active Under Contract 47 DOM
14. 2026-06-01
    days on market $89,900 Active Under Contract 46 DOM
15. 2026-05-31
    days on market $89,900 Active Under Contract 45 DOM
16. 2026-05-30
    days on market $89,900 Active Under Contract 44 DOM
17. 2026-04-16
    listed $89,900 Active 388-char remark

    Show marketing remark (388 chars)

    In the heart of Macon, IL - enjoy small-town living & Meridian School District. Enjoy the early 1900s charm, such as the molded trim throughout, the built-in bookcase, tall ceilings, and large rooms! Featuring two bedrooms, multiple living spaces, a large enclosed front porch, main floor laundry, and plenty of possibilities for your own personal touch. Newer HVAC. Priced to sell!

18. 2025-05-07
    listed $89,900 Active
19. 2022-04-20
    soldstatus $80,000
20. 2022-04-19
    soldstatus $80,000
21. 2022-04-19
    soldstatus $80,000
22. 2022-02-25
    listed $76,897
23. 2022-02-25
    listed $76,897
24. 2010-11-05
    soldstatus $53,100
25. 2010-11-05
    soldstatus $53,500
26. 2010-08-25
    listed $54,897

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$204/yr (+$17/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,359
• − Mortgage interest: −$5,036
• − Property taxes: −$1,633
• − Insurance: −$450
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,615
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,456/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: Meridian CUSD 15
• NCES district ID: 1700123
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $57,708
• Composite: 21.13/100
• National rank: #8434
• State rank: #353 of 620 in IL

Livability — Macon

• Score: 69/100
• State rank: #421
• US rank: #8609

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macon, IL
• Population (ZIP): 1,719

Population outlook (Macon County) Hauer SSP2

• Today (2025): 99,568 people
• By 2030: 94,973 · -4.6%
• By 2040: 85,250 · -14.4%
• By 2050: 75,920 · -23.8%
• By 2075: 55,962 · -43.8%
• By 2100: 36,468 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 3%
• Foreign-born: 0% · Canada

Political lean MEDSL · Macon

• 2024 margin: R (+18.9) · D 39.8% · R 58.7% · Other 1.4%
• 2008→2024 swing: -20.0pp toward R · 2008: 1.1pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+17.7 2016: R+18.1 2012: R+5.2 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.24%
• Current HPI: 149.0724
• Rent YoY: —
• Metro: —
• 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

+63.8% since first listed

10 events — show timeline

• 2026-04-16 Listed $89,900 CIBR
• 2025-05-07 Listed $89,900 CIBR
• 2022-04-20 Sold (Public Records) $80,000 Public Records
• 2022-04-19 Sold (MLS) $80,000 CIBR
• 2022-04-19 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2022-02-25 Listed $76,897 CIBR
• 2022-02-25 Listed $76,897 MRED as Distributed by MLS Grid
• 2010-11-05 Sold (Public Records) $53,500 Public Records
• 2010-11-05 Sold (MLS) $53,100 MRED as Distributed by MLS Grid
• 2010-08-25 Listed $54,897 MRED as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2024): $1,633 · +33.6% YoY. Source: county tax records.