139 Wisconsin Dr · Decatur, IL 62526

$119,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 20 Days on market

Built 1957 7,200 sqft lot Est $139k · 14% 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 +19.4/30.0
• ARV discount +13.6/15.0
• 1% rule +6.1/10.0
• DSCR +6.1/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Great Opportunity at a Great Price ~This North End Ranch Is In A Very Convenient Desired Neighborhood. Close to Shopping (Target) Restaurants AND Easy Access, just a Few Minutes to I-72. This 3 Bedroom 2 Bath Ranch Home Comes With Appliances, Partially Finished Basement AND A Workshop Area In The Back of the 2-Car Detached Garage ~ Call & Make An Appointment to See ~~ This Could Be Your New Home !!

Key facts

• Workshop area
• Close to shopping
• 7,200 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• WORKSHOP AREA
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / one-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced yard; Concrete road access; Workshop/outbuilding

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator; Gas water heater
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished and unfinished full basement; Finished lower-level living space; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,076 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Decatur SD 61 (urban): math 3% / reading 6% proficiency, ranked #605 of 620 in IL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $829 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $138,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Wisconsin Dr	0.00mi	3/2.0	1,723 (+1%)	1mo	$124,000	$72	98
155 Columbus Dr	0.15mi	3/1.5	1,600 (-6%)	5mo	$115,000	$72	76
110 W Manchester Dr	0.48mi	3/1.0	1,691 (-1%)	4mo	$113,197	$67	69
30 Colorado Dr	0.39mi	4/2.0 (+1)	1,792 (+5%)	2mo	$145,000	$81	68
42 Ohio Dr	0.34mi	3/2.5	1,600 (-6%)	6mo	$64,900	$41	66
34 N Court Dr	0.43mi	3/2.0	1,819 (+6%)	6mo	$170,000	$93	64
3260 N Brett Ave	0.71mi	2/2.0 (-1)	1,641 (-4%)	1mo	$100,000	$61	55
304 Southampton Dr	0.59mi	3/2.0	1,875 (+10%)	5mo	$200,000	$107	53
17 Montez Dr	0.73mi	3/2.0	1,565 (-9%)	0mo	$149,000	$95	51
535 Lourdes Pl	0.55mi	2/2.0 (-1)	1,569 (-8%)	6mo	$229,900	$147	51
415 E Christine Dr	0.59mi	2/2.0 (-1)	1,886 (+10%)	2mo	$133,000	$71	49
933 W Frank Dr	0.72mi	3/2.0	1,536 (-10%)	6mo	$239,000	$156	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.80×
• Total profit: $-6,811
• Equity at exit: $22,118

10-year hold

• IRR: 3.3%
• Equity multiple: 1.27×
• Total profit: $8,905
• Equity at exit: $17,800

Cash invested: $33,572 (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 62526

• Home prices YoY: -1.2%
• Active inventory: 135
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$237 /mo · $2,847/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $134

Break-even live

Break-even rent $1,160

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-10
   listed $119,900 Active
4. 2012-08-01
   soldstatus $85,000
5. 2005-07-11
   soldstatus $83,000
6. 2002-01-15
   historical

ⓘ 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: $2,847 · $237/mo
• Projected year-2 tax: $2,847 · $237/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,955
• − Mortgage interest: −$6,716
• − Property taxes: −$2,847
• − Insurance: −$600
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,488
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,672/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: Decatur SD 61
• NCES district ID: 1711850
• Math proficiency: 3% ▼ -4.00%
• Reading proficiency: 6% ▼ -6.00%
• Median HH income: $38,864
• Composite: 3.99/100
• National rank: #10059
• State rank: #605 of 620 in IL

Livability — Decatur

• Score: 59/100
• State rank: #1076
• US rank: #20533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, IL
• County: Macon County · 78,333 people
• City population: 78,333
• Metro: Decatur, IL
• Population (ZIP): 30,483
• Household income: $49,062
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1041.0

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 (68%)
• Race & ethnicity: White 68% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -2.21%
• Current HPI: 182.871
• Rent YoY: —
• Metro: Decatur, 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

+44.5% since first listed

6 events — show timeline

• 2026-04-30 Pending — CIBR
• 2026-04-13 Contingent — CIBR
• 2026-04-10 Listed $119,900 CIBR
• 2012-08-01 Sold (Public Records) $85,000 Public Records
• 2005-07-11 Sold (Public Records) $83,000 Public Records
• 2002-01-15 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $2,847 · +8.6% YoY. Source: county tax records.