1990 W Cushing St · Decatur, IL 62526

$69,000

2 bd · 1.0 ba · 808 sqft · Other public records · 188 Days on market

Built 1926 5,881 sqft lot $85/sqft · 41% above area Est $49k · 41% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Recently Renovated, West side bungalow! This 2 bedroom bungalow has been recently renovated to include new flooring, including new joists!! Brand new water heater, new PEX Water lines, new electrical outlets throughout, and a completely new bathroom with all the lighting and Bluetooth gadgets included!! Included in this property is the washer and dryer, the stove, microwave and refrigerator! Just move in and enjoy life! This property is available to view TODAY!

Key facts

• New pex water lines
• New bathroom
• New flooring

Tags

• RECENTLY RENOVATED
• NEW FLOORING
• NEW WATER HEATER
• NEW PEX WATER LINES
• NEW ELECTRICAL OUTLETS
• NEW BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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: 136 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $69k implies a 2200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.50% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.30%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $48,803
• List price: $69,000
• Delta: 41.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.72×
• Total profit: $13,981
• Equity at exit: $12,729

10-year hold

• IRR: 24.5%
• Equity multiple: 3.26×
• Total profit: $43,658
• Equity at exit: $10,244

Cash invested: $19,320 (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: 136
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$362
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $359

Break-even live

Break-even rent $583

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $398	-5% $378	+0% $359	+5% $339	+10% $320
Rent	-10% $277	-5% $318	+0% $359	+5% $400	+10% $441
Rate	-1.0pp $394	-0.5pp $377	base $359	+0.5pp $341	+1.0pp $323

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1091 N Oakcrest Ave Decatur, IL	2.0	1.0	672	$950	$1.41	46d	1	0.34mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	46d	1	0.50mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	46d	1	0.89mi
117 S Elder Ln Apt 9 Decatur, IL	2.0	1.0	857	$950	$1.11	46d	1	1.25mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	46d	1	1.27mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	46d	1	1.28mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	46d	1	1.41mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	46d	1	1.48mi

Listing history 17 events

1. 2026-06-15
   days on market $69,000 Active 188 DOM
2. 2026-06-14
   days on market $69,000 Active 186 DOM
3. 2026-06-13
   days on market $69,000 Active 185 DOM
4. 2026-06-10
   days on market $69,000 Active 183 DOM
5. 2026-06-09
   days on market $69,000 Active 182 DOM
6. 2026-06-08
   days on market $69,000 Active 181 DOM
7. 2026-06-07
   days on market $69,000 Active 180 DOM
8. 2026-06-05
   days on market $69,000 Active 177 DOM
9. 2026-06-02
   days on market $69,000 Active 175 DOM
10. 2026-06-01
    days on market $69,000 Active 174 DOM
11. 2026-05-31
    days on market $69,000 Active 173 DOM
12. 2026-05-30
    days on market $69,000 Active 172 DOM
13. 2026-05-18
    price $69,000 465-char remark

    Show marketing remark (465 chars)

    Recently Renovated, West side bungalow! This 2 bedroom bungalow has been recently renovated to include new flooring, including new joists!! Brand new water heater, new PEX Water lines, new electrical outlets throughout, and a completely new bathroom with all the lighting and Bluetooth gadgets included!! Included in this property is the washer and dryer, the stove, microwave and refrigerator! Just move in and enjoy life! This property is available to view TODAY!

14. 2026-01-12
    price $79,000 465-char remark

    Show marketing remark (465 chars)

    Recently Renovated, West side bungalow! This 2 bedroom bungalow has been recently renovated to include new flooring, including new joists!! Brand new water heater, new PEX Water lines, new electrical outlets throughout, and a completely new bathroom with all the lighting and Bluetooth gadgets included!! Included in this property is the washer and dryer, the stove, microwave and refrigerator! Just move in and enjoy life! This property is available to view TODAY!

15. 2025-12-10
    listed $84,900 Active 465-char remark

    Show marketing remark (465 chars)

    Recently Renovated, West side bungalow! This 2 bedroom bungalow has been recently renovated to include new flooring, including new joists!! Brand new water heater, new PEX Water lines, new electrical outlets throughout, and a completely new bathroom with all the lighting and Bluetooth gadgets included!! Included in this property is the washer and dryer, the stove, microwave and refrigerator! Just move in and enjoy life! This property is available to view TODAY!

16. 2007-07-16
    soldstatus $3,000 28-char remark

    Show marketing remark (28 chars)

    AS-IS, all offers considered

17. 2007-05-23
    listed $5,900 28-char remark

    Show marketing remark (28 chars)

    AS-IS, all offers considered

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$366/yr (+$30/mo · 43.8%)

ⓘ 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: $12,443
• − Mortgage interest: −$3,865
• − Property taxes: −$835
• − Insurance: −$345
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,007
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,492/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

+1069.5% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $69,000 CIBR
• 2026-01-12 Price Changed $79,000 CIBR
• 2025-12-10 Listed $84,900 CIBR
• 2007-07-16 Sold (MLS) $3,000 MRED as Distributed by MLS Grid
• 2007-05-23 Listed $5,900 MRED as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2024): $835 · +0.8% YoY. Source: county tax records.