2212 N Main St · Decatur, IL 62526

$140,000

3 bd · 1.0 ba · 816 sqft · Other public records · 28 Days on market

Built 1929 5,025 sqft lot

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

Key facts

• Recent updates
• Modern improvements
• Natural light

Tags

• NEW WINDOWS
• RECENT UPDATES
• FUNCTIONAL LAYOUT
• REFRESHED INTERIORS
• NATURAL LIGHT
• MODERN IMPROVEMENTS

Property features AI

Finance

• Other: Lot approximately 0.12 acres
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Detached garage (1 car)
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level / 1 story; Residential zoning; Located in Butler Heights subdivision
• Construction: Brick and other construction materials
• Exterior features: Enclosed front porch; Patio; Fenced yard; Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Gas water heater; Finished full basement; 7 total rooms
• Laundry & utility: Washer/Dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-61 ($-727/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.6% below list).
• Recommended offer: $110k (21.6% below list) — sets the bar for 1% rule.

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 $968 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 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $61k; list at $140k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,805 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1929 — 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.44×
• Total profit: $-21,896
• Equity at exit: $25,826

10-year hold

• IRR: -6.9%
• Equity multiple: 0.49×
• Total profit: $-19,958
• Equity at exit: $20,784

Cash invested: $39,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$734
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-61

Break-even live

Break-even rent $1,175

Max offer price $129,303

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	43d	1	0.27mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	43d	1	0.36mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	43d	1	0.50mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	21d	1	0.60mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	43d	1	0.83mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	43d	1	1.07mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	43d	1	1.08mi
1729 N Woodford St Decatur, IL	2.0	1.0	728	$825	$1.13	43d	1	1.12mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	43d	1	1.20mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	43d	1	1.38mi

Listing history 23 events

1. 2026-06-19
   days on market $140,000 Active 28 DOM
2. 2026-06-18
   days on market $140,000 Active 27 DOM
3. 2026-06-17
   days on market $140,000 Active 26 DOM
4. 2026-06-16
   days on market $140,000 Active 25 DOM
5. 2026-06-15
   days on market $140,000 Active 24 DOM
6. 2026-06-14
   days on market $140,000 Active 22 DOM
7. 2026-06-13
   days on market $140,000 Active 21 DOM
8. 2026-06-10
   days on market $140,000 Active 19 DOM
9. 2026-06-09
   days on market $140,000 Active 18 DOM
10. 2026-06-08
    days on market $140,000 Active 17 DOM
11. 2026-06-07
    days on market $140,000 Active 16 DOM
12. 2026-06-05
    days on market $140,000 Active 13 DOM
13. 2026-06-02
    days on market $140,000 Active 11 DOM
14. 2026-06-01
    days on market $140,000 Active 10 DOM
15. 2026-05-31
    days on market $140,000 Active 9 DOM
16. 2026-05-30
    days on market $140,000 Active 8 DOM
17. 2026-05-22
    listed $140,000 Active
18. 2025-03-07
    soldstatus $61,000 Closed 649-char remark

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

19. 2025-03-07
    soldstatus $61,000

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

20. 2025-02-19
    status Pending

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

21. 2025-02-19
    status Pending 649-char remark

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

22. 2025-02-12
    listed Active

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

23. 2025-02-12
    listed $59,900 Active 649-char remark

    Show marketing remark (649 chars)

    They don’t make them like they used to! Check out this 1929 BRICK BUNGALOW. It blends vintage character with modern updates. The bathroom showcases its original tile and tub, preserving the home’s timeless appeal. Major updates include drywall, roof, and windows in 2016, plus new heat, air, and cabinets in 2017. The almost fully fenced yard just needs a gate. Location, location, location! Conveniently situated between the north end and downtown, with easy access to Decatur Memorial Hospital, grocery stores, shopping, and more, this home is the perfect mix of comfort and convenience. This home is TURN KEY. Move right in and enjoy!

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: +$776/yr (+$65/mo · 47.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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: $13,177
• − Mortgage interest: −$7,842
• − Property taxes: −$1,626
• − Insurance: −$700
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$4,073
• Taxable loss: −$3,173
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $35/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

+133.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $140,000 CIBR
• 2025-03-07 Sold (Public Records) $61,000 Public Records
• 2025-03-07 Sold (MLS) $61,000 CIBR
• 2025-02-19 Pending — MRED as Distributed by MLS Grid
• 2025-02-19 Pending — CIBR
• 2025-02-12 Listed $59,900 CIBR
• 2025-02-12 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $1,626 · +0.8% YoY. Source: county tax records.