6090 Public Rd · Boody, IL 62544

$60,000

2 bd · 1.0 ba · 896 sqft · Other public records · 81 Days on market

Built 1910 6,000 sqft lot $67/sqft · 33% below area Est $90k · 33% under ↓ 4% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.0/5.0
• 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

2 bed, 1 bath home located at 6090 Public Rd in Macon, IL, situated on a 0.14-acre lot. This property offers a great opportunity for investors or buyers looking for a fixer-upper. The home is in need of some updates and repairs but offers solid potential for renovation or use as a rental. The smaller lot allows for low-maintenance living, and the location provides convenient access to surrounding communities.

Key facts

• 6,000 sq ft lot
• Built 1910
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#953 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, schools 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1910 — 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 F-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: 1.46% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 5.7

CMA / ARV

• ARV (median comp): $90,143
• List price: $60,000
• Delta: -33.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $4,072
• Equity at exit: $8,946

10-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $21,446
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $216

Break-even live

Break-even rent $600

Max offer price $60,000

Occupancy floor 70%

Sensitivity live

Price	-10% $250	-5% $233	+0% $216	+5% $199	+10% $182
Rent	-10% $147	-5% $181	+0% $216	+5% $250	+10% $285
Rate	-1.0pp $246	-0.5pp $231	base $216	+0.5pp $200	+1.0pp $184

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $60,000 Active 81 DOM
2. 2026-06-18
   days on market $60,000 Active 80 DOM
3. 2026-06-17
   days on market $60,000 Active 79 DOM
4. 2026-06-16
   days on market $60,000 Active 78 DOM
5. 2026-06-15
   days on market $60,000 Active 77 DOM
6. 2026-06-14
   days on market $60,000 Active 75 DOM
7. 2026-06-13
   days on market $60,000 Active 74 DOM
8. 2026-06-10
   days on market $60,000 Active 72 DOM
9. 2026-06-09
   days on market $60,000 Active 71 DOM
10. 2026-06-08
    days on market $60,000 Active 70 DOM
11. 2026-06-07
    days on market $60,000 Active 69 DOM
12. 2026-06-03
    pricedays on market $60,000 Active 65 DOM
13. 2026-06-02
    days on market $62,500 Active 64 DOM
14. 2026-06-01
    days on market $62,500 Active 63 DOM
15. 2026-05-31
    days on market $62,500 Active 62 DOM
16. 2026-05-30
    days on market $62,500 Active 61 DOM
17. 2026-05-12
    price $62,500 412-char remark

    Show marketing remark (412 chars)

    2 bed, 1 bath home located at 6090 Public Rd in Macon, IL, situated on a 0.14-acre lot. This property offers a great opportunity for investors or buyers looking for a fixer-upper. The home is in need of some updates and repairs but offers solid potential for renovation or use as a rental. The smaller lot allows for low-maintenance living, and the location provides convenient access to surrounding communities.

18. 2026-03-30
    listed $65,000 Active 412-char remark

    Show marketing remark (412 chars)

    2 bed, 1 bath home located at 6090 Public Rd in Macon, IL, situated on a 0.14-acre lot. This property offers a great opportunity for investors or buyers looking for a fixer-upper. The home is in need of some updates and repairs but offers solid potential for renovation or use as a rental. The smaller lot allows for low-maintenance living, and the location provides convenient access to surrounding communities.

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $10,482
• − Mortgage interest: −$3,361
• − Property taxes: −$1,615
• − Insurance: −$300
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,745
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,162/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 — Boody

• Score: 60/100
• State rank: #953
• US rank: #18589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boody, IL
• City population: 372
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $62,500 CIBR
• 2026-03-30 Listed $65,000 CIBR

Property tax history

+6.7%/yr

Latest (2024): $1,615 · +6.0% YoY. Source: county tax records.