1009 W Decatur St · Decatur, IL 62522

$25,000

3 bd · 1.0 ba · 1,248 sqft · Other public records · 164 Days on market

Built 1893 $20/sqft · 50% below area Est $50k · 50% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1009 W Decatur St, Decatur, IL 62522 — 3-bedroom, 1-bath single-family home in a well-established Decatur neighborhood. This property offers a flexible investment opportunity: renovate and flip for profit, or hold long-term for steady rental income. Conveniently located near schools, shopping, dining, and major roadways, it’s a smart choice for investors seeking value-add potential. Click here to view all pictures: https://drive. google.com/drive/folders/1h8Clbnm8wMcmXB1VOykNM3D1KkyDAx7r

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR ROADWAYS
• VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Stephen Decatur Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 459 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1893 — 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.22% ✓
• Cap rate: 36.65%
• Cash-on-cash: 108.43%
• DSCR: 5.82
• GRM: 2.0

CMA / ARV

• ARV (median comp): $49,665
• List price: $25,000
• Delta: -49.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.18×
• Total profit: $36,269
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.94×
• Total profit: $83,594
• Equity at exit: $2,162

Cash invested: $7,000 (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 62522

• Home prices YoY: -16.9%
• Active inventory: 73
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$131
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $633

Break-even live

Break-even rent $255

Max offer price $25,000

Occupancy floor 35%

Sensitivity live

Price	-10% $647	-5% $640	+0% $633	+5% $625	+10% $618
Rent	-10% $549	-5% $591	+0% $633	+5% $674	+10% $716
Rate	-1.0pp $645	-0.5pp $639	base $633	+0.5pp $626	+1.0pp $619

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 S Church St Decatur, IL	3.0	1.5	1250	$1,199	$0.96	15d	1	0.73mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	45d	1	0.88mi
1035 S Main St Decatur, IL	2.0	1.0	847	$880	$1.04	15d	7	0.93mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	45d	1	1.01mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	45d	1	1.17mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	45d	1	1.26mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	45d	1	1.26mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	45d	1	1.26mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	45d	1	1.29mi
1090 N Oakcrest Ave Decatur, IL	2.0	1.0	1344	$1,100	$0.82	45d	1	1.37mi
644 W Division St Decatur, IL	3.0	2.0	1365	$1,200	$0.88	45d	1	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $25,000 Active 164 DOM
2. 2026-06-19
   days on market $25,000 Active 162 DOM
3. 2026-06-18
   days on market $25,000 Active 161 DOM
4. 2026-06-17
   days on market $25,000 Active 160 DOM
5. 2026-06-16
   days on market $25,000 Active 159 DOM
6. 2026-06-15
   days on market $25,000 Active 158 DOM
7. 2026-06-14
   days on market $25,000 Active 156 DOM
8. 2026-06-13
   days on market $25,000 Active 155 DOM
9. 2026-06-10
   days on market $25,000 Active 153 DOM
10. 2026-06-09
    days on market $25,000 Active 152 DOM
11. 2026-06-08
    days on market $25,000 Active 151 DOM
12. 2026-06-07
    days on market $25,000 Active 150 DOM
13. 2026-06-05
    days on market $25,000 Active 147 DOM
14. 2026-06-02
    days on market $25,000 Active 145 DOM
15. 2026-06-01
    days on market $25,000 Active 144 DOM
16. 2026-05-31
    days on market $25,000 Active 143 DOM
17. 2026-05-30
    days on market $25,000 Active 142 DOM
18. 2026-01-06
    listed $25,000 Active 504-char remark

    Show marketing remark (504 chars)

    1009 W Decatur St, Decatur, IL 62522 — 3-bedroom, 1-bath single-family home in a well-established Decatur neighborhood. This property offers a flexible investment opportunity: renovate and flip for profit, or hold long-term for steady rental income. Conveniently located near schools, shopping, dining, and major roadways, it’s a smart choice for investors seeking value-add potential. Click here to view all pictures: https://drive. google.com/drive/folders/1h8Clbnm8wMcmXB1VOykNM3D1KkyDAx7r

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,670
• − Mortgage interest: −$1,400
• − Property taxes: −$721
• − Insurance: −$125
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$727
• Taxable income: $7,669
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $5,750/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: 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): 15,185
• Household income: $50,669
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 321.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, China, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.64%
• Current HPI: 180.7847
• 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

1 event — show timeline

• 2026-01-06 Listed $25,000 Fizber.com

Property tax history

+3.1%/yr

Latest (2023): $721 · +16.4% YoY. Source: county tax records.