1790 E Locust St · Decatur, IL 62521

$45,000

2 bd · 1.0 ba · 780 sqft · SingleFamily · 1 Days on market

Built 1927 6,080 sqft lot Est $46k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• 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

This bungalow is move-in ready and priced to sell. With replacement windows and also updated mechanicals, you can pack your bags and move in, worry free. The newer flooring and the fresh paint and other updates will impress. The patio and the fenced in yard . .. and the three car garage provide numerous options for the new buyers. Selling As Is.

Key facts

• Newer flooring
• Fresh paint
• Updated mechanicals

Tags

• REPLACEMENT WINDOWS
• UPDATED MECHANICALS
• NEWER FLOORING
• FRESH PAINT
• PATIO
• FENCED IN YARD

Property features AI

Exterior

• Parking: Detached garage (3 spaces)
• Security: Smoke detector(s)
• Utilities: Public water (and other); Public sewer
• Home design: Single family residence; One story
• Construction: Aluminum siding; Shingle roof; Unfinished full basement
• Exterior features: Patio; Fenced yard; Concrete road access

Interior

• Kitchen: Microwave; Oven; Range; Dishwasher
• Bedrooms: Total rooms: 5; Includes basement (unfinished, full)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Dryer; Dishwasher; Gas water heater; Microwave; Oven; Range
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $45k).
• Cap rate 17.5% 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: 193 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $45k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1927 — 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: 2.00% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.16%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $46,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 E Olive St	0.50mi	2/1.0	768 (-2%)	6mo	$54,000	$70	70
1537 E Division St	0.27mi	2/1.0	720 (-8%)	6mo	$34,000	$47	70
1781 E Division St	0.18mi	2/1.0	840 (+8%)	12mo	$47,000	$56	69
1439 N Jasper St	0.50mi	2/1.0	780 (0%)	11mo	$23,000	$29	68
1553 E Hickory St	0.19mi	2/1.0	672 (-14%)	3mo	$49,000	$73	66
1740 N Jasper St	0.53mi	2/1.0	770 (-1%)	12mo	$30,000	$39	63
1750 N Jasper St	0.53mi	2/1.0	770 (-1%)	12mo	$32,000	$42	63
2324 E Division St	0.50mi	2/1.0	728 (-7%)	8mo	$84,900	$117	59
1826 N Jasper St	0.56mi	1/1.0 (-1)	793 (+2%)	9mo	$20,000	$25	59
2316 E Division St	0.48mi	2/1.0	865 (+11%)	9mo	$55,000	$64	52
2582 E Geddes Ave	0.68mi	2/1.0	818 (+5%)	10mo	$48,000	$59	51
2315 E Olive St	0.48mi	2/1.0	672 (-14%)	6mo	$54,000	$80	50

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $19,567
• Equity at exit: $6,710

10-year hold

• IRR: 43.2%
• Equity multiple: 5.10×
• Total profit: $51,621
• Equity at exit: $3,891

Cash invested: $12,600 (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 62521

• Home prices YoY: -9.0%
• Active inventory: 193
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $898 high
• Mortgage (P&I): −$236
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $422

Break-even live

Break-even rent $364

Max offer price $45,000

Occupancy floor 48%

Sensitivity live

Price	-10% $447	-5% $434	+0% $422	+5% $409	+10% $396
Rent	-10% $351	-5% $386	+0% $422	+5% $457	+10% $493
Rate	-1.0pp $444	-0.5pp $433	base $422	+0.5pp $410	+1.0pp $398

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 N Woodford St Decatur, IL	2.0	1.0	728	$825	$1.13	44d	1	0.31mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	44d	1	0.80mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	21d	1	0.84mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	44d	1	0.90mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	44d	1	0.93mi
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	44d	1	1.12mi
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	44d	1	1.22mi
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	14d	1	1.25mi
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	44d	1	1.33mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	44d	1	1.39mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	44d	1	1.47mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	44d	1	1.47mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	44d	1	1.47mi

Listing history 2 events

1. 2026-06-15
   remarks 347-char remark
2. 2026-06-15
   listed $45,000 Pending 1 DOM

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$314/yr (+$26/mo · 79.6%)

ⓘ 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 ≥106°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: $10,774
• − Mortgage interest: −$2,521
• − Property taxes: −$394
• − Insurance: −$225
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,309
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $3,956/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): 32,665
• Household income: $66,337
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 640.0

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 (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -17.96%
• Current HPI: 180.9274
• 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

+104.5% since first listed

3 events — show timeline

• 2026-06-15 Pending — CIBR
• 2026-06-15 Listed $45,000 CIBR
• 2006-06-29 Sold (Public Records) $22,000 Public Records

Property tax history

-5.5%/yr

Latest (2024): $394 · -2.7% YoY. Source: county tax records.