1100 S Johnson St S · Macomb, IL 61455

$74,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 2004 7,405 sqft lot $71/sqft · 12% below area Est $85k · 12% under

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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 +25.0/30.0
• ARV discount +12.9/15.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• 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

From the moment you step through the front door, you are greeted by the crisp, fresh feel of new paint and plush new carpet underfoot, creating a bright and modern atmosphere that flows seamlessly throughout the entire house. At the heart of the home is a beautifully updated kitchen, which pairs modern finishes with durable, stylish tile flooring that makes both cooking and cleanup a breeze. Designed with ultimate convenience in mind, the layout features a dedicated first-floor laundry room to completely eliminate the hassle of hauling baskets up and down stairs. Your personal sanctuary awaits in the large master bedroom, an expansive retreat that boasts two big closets for effortless organ

Key facts

• Private backyard
• Updated kitchen
• Detached garage

Tags

• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY ROOM
• PRIVATE BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Property assessed/living area source: Assessor
• HOA & community: No master association required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story
• Construction: Built 21–25 years ago; Vinyl siding; Asphalt roof; Block and concrete perimeter foundation
• Exterior features: Mature trees; Backs to trees/woods; Lot dimensions approx. 40 x 181

Interior

• Kitchen: Kitchen on main level (vinyl flooring, approx. 14 x 10); Range
• Bedrooms: 2 bedrooms total; Master bedroom on main level (carpet, approx. 23 x 12); Second bedroom on main level (carpet, approx. 14 x 9)
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen, mud room, and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Window air conditioning unit(s); Ceiling fan(s)
• Interior features: 4 total rooms; Mud room on main level (vinyl flooring, approx. 10 x 5); Living room on main level (carpet, approx. 14 x 14); Family room; Dining room; Crawl space basement
• Laundry & utility: Main level laundry (vinyl flooring, approx. 8 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $75k).
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $50k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (median comp): $85,076
• List price: $74,900
• Delta: -0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W Kelly St	0.27mi	3/1.0 (+1)	1,056 (0%)	4mo	$95,000	$90	79
954 S Garfield St	0.28mi	3/1.0 (+1)	1,056 (0%)	12mo	$110,000	$104	72
408 S Johnson St	0.61mi	2/1.0	1,001 (-5%)	1mo	$70,000	$70	62
425 E Franklin St	0.61mi	2/1.0	984 (-7%)	1mo	$84,000	$85	59
748 Memorial Dr	0.62mi	2/1.0	1,118 (+6%)	14mo	$82,000	$73	50
411 W Jefferson St	0.73mi	2/1.0	972 (-8%)	7mo	$60,000	$62	47
705 Bobby Ave	0.68mi	2/1.0	960 (-9%)	8mo	$89,000	$93	47
230 Barsi Blvd	0.69mi	3/1.0 (+1)	1,149 (+9%)	6mo	$81,750	$71	44
119 Barsi Blvd	0.60mi	3/1.5 (+1)	1,140 (+8%)	14mo	$77,000	$68	40
117 W Jefferson St	0.75mi	2/1.5	968 (-8%)	11mo	$31,000	$32	40
413 Evergreen Dr	0.73mi	2/2.0	1,206 (+14%)	1mo	$98,000	$81	38
10845 1200th St	0.57mi	3/2.0 (+1)	1,166 (+10%)	12mo	$87,500	$75	37

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-1,744
• Equity at exit: $11,168

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $11,970
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $163

Break-even live

Break-even rent $706

Max offer price $74,900

Occupancy floor 77%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Wigwam Hollow Rd Macomb, IL	2.0–4.0	2.0	1303	$960	$0.74	44d	1	1.42mi

Listing history 18 events

1. 2026-06-12
   statusdays on market $74,900 Pending 7 DOM
2. 2026-06-09
   days on market $74,900 Active 6 DOM
3. 2026-06-08
   days on market $74,900 Active 5 DOM
4. 2026-06-07
   days on market $74,900 Active 4 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   pricedays on marketlisting id $74,900 Active 1 DOM
7. 2026-06-02
   days on market $85,000 Active 21 DOM
8. 2026-06-01
   days on market $85,000 Active 20 DOM
9. 2026-05-31
   days on market $85,000 Active 19 DOM
10. 2026-05-31
    days on market $85,000 Active 18 DOM
11. 2026-05-12
    listed $85,000 Active 354-char remark
12. 2021-08-06
    historical
13. 2019-08-02
    soldstatus $50,000
14. 2019-08-02
    soldstatus $50,000
15. 2018-09-27
    listed
16. 2018-09-27
    listed $54,900
17. 2014-05-01
    soldstatus $48,500
18. 2013-01-10
    listed $54,900

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$48/yr (+$4/mo · 3.0%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,940
• − Mortgage interest: −$4,196
• − Property taxes: −$1,604
• − Insurance: −$374
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,179
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $1,750/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

+36.4% since first listed

9 events — show timeline

• 2026-06-10 Pending — MRED as Distributed by MLS Grid
• 2026-06-03 Listed $74,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-08-02 Sold (Public Records) $50,000 Public Records
• 2019-08-02 Sold (MLS) $50,000 IAR
• 2018-09-27 Listed $54,900 IAR
• 2018-09-27 Listed — RMLSA as Distributed by MLS Grid
• 2014-05-01 Sold (MLS) $48,500 RMLSA as Distributed by MLS Grid
• 2013-01-10 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2024): $1,604 · -0.6% YoY. Source: county tax records.