2464 N Maple Ave · Decatur, IL 62526

$85,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 43 Days on market

Built 1957 6,875 sqft lot $84/sqft · 78% above area Est $96k · 11% under ↓ 6% 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 +28.3/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

This cute, corner lot, 3 bed 2 bath, near north property is ready for its next chapter! This property has hardwood floors in the living room and bedrooms, fenced in yard, a 1.5 detached garage with plenty of storage and an additional shed. Newer windows throughout Enjoy your morning in the covered patio. Quiet established neighborhood near DMH. Schedule a showing today!

Key facts

• 6,875 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding; Shingle roof; Built as one-story with finished lower level
• Exterior features: Fenced yard; Concrete road access; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 7.0% in Decatur — 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 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $588 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 (-2.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (median comp): $95,702
• List price: $85,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Maple Ct	0.22mi	2/1.5 (-1)	1,040 (+3%)	1mo	$105,000	$101	77
777 W Harper Ave	0.34mi	2/1.0 (-1)	1,003 (-0%)	2mo	$88,000	$88	77
67 Maple Ct	0.19mi	2/1.0 (-1)	952 (-6%)	1mo	$64,500	$68	76
377 Burtschi Ct	0.53mi	3/1.0	1,001 (-1%)	3mo	$25,000	$25	72
17 West Dr	0.74mi	2/1.0 (-1)	1,008 (0%)	4mo	$40,000	$40	57
36 N Lynette Dr	0.74mi	3/1.0	1,056 (+5%)	2mo	$142,000	$134	56
1915 Monroe St	0.52mi	2/1.0 (-1)	1,064 (+6%)	7mo	$47,500	$45	55
2148 N Graceland Ave	0.34mi	2/1.0 (-1)	864 (-14%)	3mo	$37,000	$43	53
2238 Water St	0.65mi	3/1.0	924 (-8%)	5mo	$77,500	$84	52
685 W Division St	0.73mi	2/1.5 (-1)	1,000 (-1%)	12mo	$30,000	$30	47
1920 Gebhart Ct	0.54mi	2/1.0 (-1)	873 (-13%)	4mo	$52,000	$60	44
933 W Division St	0.75mi	3/1.0	1,134 (+12%)	7mo	$46,500	$41	38

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: 6.6%
• Equity multiple: 1.27×
• Total profit: $6,481
• Equity at exit: $15,680

10-year hold

• IRR: 14.7%
• Equity multiple: 2.29×
• Total profit: $30,691
• Equity at exit: $12,619

Cash invested: $23,800 (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 62526

• Home prices YoY: -1.2%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$446
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $273

Break-even live

Break-even rent $791

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	43d	1	0.33mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	43d	1	0.64mi
644 W Division St Decatur, IL	3.0	2.0	1365	$1,200	$0.88	43d	1	0.70mi
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	43d	1	0.81mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	43d	1	1.00mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	43d	1	1.07mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	43d	1	1.14mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	20d	1	1.17mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	43d	1	1.19mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	43d	1	1.37mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 43 DOM
2. 2026-06-18
   days on market $85,000 Active 42 DOM
3. 2026-06-17
   days on market $85,000 Active 41 DOM
4. 2026-06-16
   days on market $85,000 Active 40 DOM
5. 2026-06-15
   days on market $85,000 Active 39 DOM
6. 2026-06-14
   days on market $85,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $85,000 Active 36 DOM
8. 2026-06-10
   days on market $87,500 Active 34 DOM
9. 2026-06-09
   days on market $87,500 Active 33 DOM
10. 2026-06-08
    days on market $87,500 Active 32 DOM
11. 2026-06-07
    days on market $87,500 Active 31 DOM
12. 2026-06-05
    days on market $87,500 Active 28 DOM
13. 2026-06-02
    days on market $87,500 Active 26 DOM
14. 2026-06-01
    days on market $87,500 Active 25 DOM
15. 2026-05-31
    days on market $87,500 Active 24 DOM
16. 2026-05-30
    days on market $87,500 Active 23 DOM
17. 2026-05-07
    listed $89,999 Active 372-char remark

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,829 · $152/mo
• Expected delta: +$100/yr (+$8/mo · 5.8%)

ⓘ 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: $13,645
• − Mortgage interest: −$4,761
• − Property taxes: −$1,729
• − Insurance: −$425
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,473
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,779/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

-5.6% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $85,000 CIBR
• 2026-05-28 Price Changed $87,500 CIBR
• 2026-05-07 Listed $89,999 CIBR

Property tax history

+2.6%/yr

Latest (2024): $1,729 · +2.1% YoY. Source: county tax records.