3260 N Brett Ave · Decatur, IL 62526

$99,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 11 Days on market

Built 1951 0.83 ac lot Est $109k · 9% 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 +13.9/30.0
• ARV discount +11.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• 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 MLS

Charming two bedroom ranch, with the potential for a third bedroom, situated on . 83 acres. New slider added off of the kitchen to access back deck, makes the perfect entertaining area overlooking the spacious fenced in yard. Large outbuilding is great for extra storage, workshop, or man cave/she shed. Updates to home include; garage roof 1 year old, home roof 4 years old, replacement windows throughout, water heater & furnace 3 years old, and pool pump and filter 1 year old. This home has been well maintained by the current owners.

Key facts

• 0.83 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Zoned R-1
• Financial info: Property taxes listed (amount details excluded)
• HOA & community: Subdivision: The Highlands An Add

Exterior

• Parking: Detached 2-car garage
• Security: Details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (single-story)
• Construction: Vinyl siding; Shingle roof; Built details not specified
• Exterior features: Deck; Fenced yard; Above-ground outdoor pool; Concrete road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Details not specified
• Flooring: Details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished and unfinished full basement; 5 total rooms
• 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 $99k.

Deal economics

• At list price, monthly cash flow is $11 ($130/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (1.4% below list).
• Recommended offer: $98k (1.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $684 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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 $84k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,617 (1.4% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 0.99% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $108,562
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Northland Dr	0.57mi	3/1.0 (+1)	1,025 (-3%)	9mo	$65,000	$63	56
45 Ohio Dr	0.55mi	3/1.0 (+1)	1,120 (+6%)	4mo	$115,000	$103	56
38 E North Court Dr Unit E	0.51mi	2/1.0	1,189 (+13%)	1mo	$105,000	$88	54
3454 N Christine Dr	0.31mi	3/1.0 (+1)	1,206 (+14%)	7mo	$115,000	$95	50
99 Northland Dr	0.45mi	3/1.0 (+1)	960 (-9%)	16mo	$75,000	$78	46
88 Northland Dr	0.53mi	3/2.0 (+1)	1,125 (+7%)	12mo	$123,500	$110	46
102 Colorado Dr	0.49mi	3/1.0 (+1)	960 (-9%)	20mo	$85,000	$89	41
131 Nevada Dr	0.60mi	3/1.0 (+1)	960 (-9%)	19mo	$145,000	$151	36
351 Wiley Dr	0.65mi	3/2.0 (+1)	1,008 (-4%)	21mo	$125,000	$124	36
116 E Court Dr	0.62mi	3/2.0 (+1)	1,200 (+14%)	5mo	$144,000	$120	35
3623 N Union St	0.74mi	3/1.0 (+1)	1,168 (+11%)	21mo	$125,000	$107	25

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: -11.1%
• Equity multiple: 0.57×
• Total profit: $-11,999
• Equity at exit: $18,263

10-year hold

• IRR: -3.0%
• Equity multiple: 0.77×
• Total profit: $-6,407
• Equity at exit: $14,697

Cash invested: $27,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $11

Break-even live

Break-even rent $962

Max offer price $99,000

Occupancy floor 94%

Sensitivity live

Price	-10% $67	-5% $39	+0% $11	+5% $-17	+10% $-45
Rent	-10% $-66	-5% $-28	+0% $11	+5% $49	+10% $88
Rate	-1.0pp $61	-0.5pp $36	base $11	+0.5pp $-15	+1.0pp $-41

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 E Wellington Way Unit 1330-3A Decatur, IL	2.0	1.0	858	$825	$0.96	45d	1	0.74mi
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	45d	1	1.05mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	22d	1	1.26mi

Listing history 9 events

1. 2026-05-16
   status Pending
2. 2026-05-06
   historical Active Under Contract
3. 2026-05-05
   listed $99,000 Active
4. 2019-12-17
   soldstatus $84,500
5. 2019-12-13
   soldstatus $84,500 544-char remark

   Show marketing remark (541 chars)

   Charming two bedroom ranch, with the potential for a third bedroom, situated on .83 acres. New slider added off of the kitchen to access back deck, makes the perfect entertaining area overlooking the spacious fenced in yard. Large outbuilding is great for extra storage, workshop, or man cave/she shed. Updates to home include; garage roof 1 year old, home roof 4 years old, replacement windows throughout, water heater & furnace 3 years old, and pool pump and filter 1 year old. This home has been well maintained by the current owners.

6. 2019-12-13
   soldstatus $84,500 541-char remark

   Show marketing remark (541 chars)

   Charming two bedroom ranch, with the potential for a third bedroom, situated on .83 acres. New slider added off of the kitchen to access back deck, makes the perfect entertaining area overlooking the spacious fenced in yard. Large outbuilding is great for extra storage, workshop, or man cave/she shed. Updates to home include; garage roof 1 year old, home roof 4 years old, replacement windows throughout, water heater & furnace 3 years old, and pool pump and filter 1 year old. This home has been well maintained by the current owners.

7. 2019-09-13
   listed $89,900 544-char remark

   Show marketing remark (541 chars)

   Charming two bedroom ranch, with the potential for a third bedroom, situated on .83 acres. New slider added off of the kitchen to access back deck, makes the perfect entertaining area overlooking the spacious fenced in yard. Large outbuilding is great for extra storage, workshop, or man cave/she shed. Updates to home include; garage roof 1 year old, home roof 4 years old, replacement windows throughout, water heater & furnace 3 years old, and pool pump and filter 1 year old. This home has been well maintained by the current owners.

8. 2019-09-13
   listed $89,900 541-char remark

   Show marketing remark (541 chars)

   Charming two bedroom ranch, with the potential for a third bedroom, situated on .83 acres. New slider added off of the kitchen to access back deck, makes the perfect entertaining area overlooking the spacious fenced in yard. Large outbuilding is great for extra storage, workshop, or man cave/she shed. Updates to home include; garage roof 1 year old, home roof 4 years old, replacement windows throughout, water heater & furnace 3 years old, and pool pump and filter 1 year old. This home has been well maintained by the current owners.

9. 2005-09-02
   soldstatus $85,500

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $200/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 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: $11,714
• − Mortgage interest: −$5,546
• − Property taxes: −$2,399
• − Insurance: −$495
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,880
• Taxable loss: −$1,480
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $485/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

+15.8% since first listed

9 events — show timeline

• 2026-05-16 Pending — CIBR
• 2026-05-06 Contingent — CIBR
• 2026-05-05 Listed $99,000 CIBR
• 2019-12-17 Sold (Public Records) $84,500 Public Records
• 2019-12-13 Sold (MLS) $84,500 MRED as Distributed by MLS Grid
• 2019-12-13 Sold (MLS) $84,500 CIBR
• 2019-09-13 Listed $89,900 MRED as Distributed by MLS Grid
• 2019-09-13 Listed $89,900 CIBR
• 2005-09-02 Sold (Public Records) $85,500 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,399 · +9.0% YoY. Source: county tax records.