702 & 708 W Piper St · Macomb, IL 61455

$92,500

2 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 215 Days on market

Built 1920 0.49 ac lot Est $71k · 30% over ↓ 5% since listing

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Why this score? — see what drove the D- 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 +16.3/30.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Here is one of the nicest and affordable 2 bedroom homes currently on the market. The home as a full basement with newer block walls and a bathroom. An open living room and large bedrooms add to the one level living. Outside, there is a patio plus a covered porch with composite decking.

Key facts

• Newer block walls
• Covered porch
• Open living room

Tags

• FULL BASEMENT
• NEWER BLOCK WALLS
• OPEN LIVING ROOM
• COVERED PORCH
• COMPOSITE DECKING

Property features AI

Finance

• Other: High-efficiency heating

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1920
• Construction: Full, unfinished basement
• Exterior features: Level lot with an extra lot; Paved road access; Shingle roof

Interior

• Kitchen: Tile flooring in the kitchen
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Carpet in bedrooms and living room; Tile in kitchen and foyer
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas-started fireplace in the living room; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $52 ($619/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (4.3% below list).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

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: Lincoln Elem School (math 17% / reading 12%, grade F, #1,278 of 2,056 statewide, top 65%, 548 students, 0% FRL); Macomb Junior High School (math 21% / reading 32%, grade F, #312 of 665 statewide, top 48%, 308 students, 0% FRL); 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: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $7k (7%) 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 $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $71,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S Johnson St	0.32mi	2/1.0	1,001 (-2%)	1mo	$70,000	$70	77
1110 W Piper St	0.34mi	1/— (-1)	1,002 (-2%)	2mo	$17,500	$17	75
411 W Jefferson St	0.22mi	2/1.0	972 (-5%)	7mo	$60,000	$62	72
420 W Jefferson St	0.21mi	2/2.0	1,138 (+12%)	3mo	$85,000	$75	68
404 W Kelly St	0.44mi	3/1.0 (+1)	1,056 (+4%)	4mo	$95,000	$90	61
117 W Jefferson St	0.47mi	2/1.5	968 (-5%)	12mo	$31,000	$32	58
230 Barsi Blvd	0.17mi	3/1.0 (+1)	1,149 (+13%)	6mo	$81,750	$71	57
416 W Wheeler St	0.62mi	2/1.0	1,008 (-1%)	10mo	$62,000	$62	57
522 W Chase St	0.19mi	2/1.0	879 (-14%)	12mo	$30,750	$35	54
954 S Garfield St	0.47mi	3/1.0 (+1)	1,056 (+4%)	12mo	$110,000	$104	53
715 W Chandler St	0.45mi	3/2.5 (+1)	1,142 (+12%)	8mo	$87,000	$76	46
115 W Washington St	0.48mi	3/3.0 (+1)	1,141 (+12%)	10mo	$60,000	$53	40

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-11,684
• Equity at exit: $13,792

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-5,867
• Equity at exit: $7,998

Cash invested: $25,900 (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: 141
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $52

Break-even live

Break-even rent $820

Max offer price $92,500

Occupancy floor 89%

Sensitivity live

Price	-10% $104	-5% $78	+0% $52	+5% $25	+10% $-1
Rent	-10% $-18	-5% $17	+0% $52	+5% $87	+10% $122
Rate	-1.0pp $98	-0.5pp $75	base $52	+0.5pp $28	+1.0pp $3

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.83mi
902 N Charles St Macomb, IL	2.0	1.5	840	$695	$0.83	45d	1	0.95mi

Listing history 24 events

1. 2026-06-22
   days on market $92,500 Active 215 DOM
2. 2026-06-21
   pricedays on market $92,500 Active 214 DOM
3. 2026-06-19
   days on market $94,900 Active 212 DOM
4. 2026-06-18
   days on market $94,900 Active 211 DOM
5. 2026-06-17
   days on market $94,900 Active 210 DOM
6. 2026-06-16
   days on market $94,900 Active 209 DOM
7. 2026-06-15
   days on market $94,900 Active 208 DOM
8. 2026-06-14
   days on market $94,900 Active 206 DOM
9. 2026-06-12
   days on market $94,900 Active 205 DOM
10. 2026-06-09
    days on market $94,900 Active 202 DOM
11. 2026-06-08
    days on market $94,900 Active 201 DOM
12. 2026-06-07
    days on market $94,900 Active 200 DOM
13. 2026-06-04
    days on market $94,900 Active 196 DOM
14. 2026-06-02
    days on market $94,900 Active 195 DOM
15. 2026-06-01
    days on market $94,900 Active 194 DOM
16. 2026-05-31
    days on market $94,900 Active 193 DOM
17. 2026-05-31
    days on market $94,900 Active 192 DOM
18. 2026-05-21
    status Active
19. 2026-04-28
    status Pending
20. 2026-04-22
    status Active
21. 2026-04-22
    historical
22. 2026-03-07
    price $94,900
23. 2025-10-27
    listed $99,900 Active
24. 2016-04-22
    listed

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$306/yr (+$26/mo · 20.6%)

ⓘ 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: $10,621
• − Mortgage interest: −$5,181
• − Property taxes: −$1,488
• − Insurance: −$462
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,691
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $836/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

-5.0% since first listed

7 events — show timeline

• 2026-05-21 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-28 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-22 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-03-07 Price Changed $94,900 RMLSA as Distributed by MLS Grid
• 2025-10-27 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2016-04-22 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2024): $1,488 · -6.5% YoY. Source: county tax records.