525 S 22nd Pl · Decatur, IL 62521

$59,900

2 bd · 1.0 ba · 840 sqft · SingleFamily · 7 Days on market

Built 1919 6,250 sqft lot

---

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 +7.5/15.0
• 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 MLS

What and attractive home. Lots of charm. New front porch from the ground up. Comfy living room and formal dining. Kitchen with lots of cabinets and sharp updated bath. Basement with lots of storage. Privacy fences yard. Must see this one.

Key facts

• Fenced in backyard
• 6,250 sq ft lot
• Built 1919

Tags

• FENCED IN BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Asphalt roof; Built on foundation with full basement
• Exterior features: Front porch; Fenced yard; Shed(s); Gravel road access

Interior

• Kitchen: Range; Range hood; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dryer; Dishwasher; Gas water heater; Range; Range hood; Washer; Unfinished full basement
• 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 $60k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $60k).
• Cap rate 12.9% 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: Michael E Baum Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 297 students, 0% FRL); Stephen Decatur Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 459 students, 0% FRL); Eisenhower High School (math 2% / reading 8%, grade F, #614 of 693 statewide, top 95%, 934 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: 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); 92% 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 $414 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $40k; list at $60k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1919 — 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: 1.52% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $31,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2353 E Hendrix St	0.15mi	2/1.0	832 (-1%)	3mo	$67,500	$81	88
2150 E Clay St	0.18mi	2/1.0	864 (+3%)	3mo	$49,000	$57	85
1739 E Johns Ave	0.41mi	2/1.0	834 (-1%)	2mo	$40,000	$48	78
1714 Lawrence St	0.44mi	2/1.0	867 (+3%)	1mo	$33,000	$38	74
2104 E Whitmer St	0.20mi	2/1.0	725 (-14%)	2mo	$20,000	$28	66
1958 E Main St	0.38mi	3/1.0 (+1)	909 (+8%)	1mo	$30,000	$33	63
815 S 21st St	0.36mi	2/1.0	956 (+14%)	1mo	$33,000	$35	60
1625 E Lincoln Ave	0.67mi	2/1.0	793 (-6%)	1mo	$34,000	$43	59
1705 North St	0.65mi	2/1.0	892 (+6%)	1mo	$33,000	$37	59
1722 Johns Ave	0.42mi	1/1.0 (-1)	750 (-11%)	2mo	$5,500	$7	55
1901 Indiana Ct	0.60mi	3/1.0 (+1)	888 (+6%)	3mo	$68,000	$77	55
1872 Shady Crest St	0.53mi	3/1.0 (+1)	947 (+13%)	4mo	$25,000	$26	46

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $11,150
• Equity at exit: $8,931

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $36,566
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $911 high
• Mortgage (P&I): −$314
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $327

Break-even live

Break-even rent $497

Max offer price $59,900

Occupancy floor 59%

Sensitivity live

Price	-10% $361	-5% $344	+0% $327	+5% $310	+10% $294
Rent	-10% $255	-5% $291	+0% $327	+5% $363	+10% $399
Rate	-1.0pp $358	-0.5pp $343	base $327	+0.5pp $312	+1.0pp $296

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	15d	1	0.43mi
1718 E Cantrell St Decatur, IL	3.0	2.0	900	$1,000	$1.11	45d	1	0.53mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	45d	1	0.57mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	45d	1	0.62mi
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	45d	1	0.65mi
1455 E Whitmer St Decatur, IL	2.0	1.0	1050	$915	$0.87	45d	1	0.66mi
698 S Stone St Decatur, IL	2.0	1.0	900	$795	$0.88	45d	1	0.70mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	45d	1	0.76mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	45d	1	0.76mi
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	45d	1	0.78mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	45d	1	0.84mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	45d	1	1.15mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	45d	1	1.16mi

Listing history 6 events

1. 2026-06-09
   status $59,900 Pending 7 DOM
2. 2026-06-08
   days on market $59,900 Active 7 DOM
3. 2026-06-07
   days on market $59,900 Active 6 DOM
4. 2026-06-05
   days on market $59,900 Active 3 DOM
5. 2026-06-01
   remarks 514-char remark
6. 2026-06-01
   listed $59,900 Active 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: $641 · $53/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$359/yr (+$30/mo · 56.0%)

ⓘ 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 4/10 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: $10,936
• − Mortgage interest: −$3,355
• − Property taxes: −$641
• − Insurance: −$300
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$1,743
• Taxable income: $3,148
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,174/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

+43.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $59,900 CIBR
• 2018-07-06 Sold (Public Records) $39,500 Public Records
• 2018-07-05 Sold (MLS) $39,500 CIBR
• 2018-07-05 Sold (MLS) $39,500 MRED as Distributed by MLS Grid
• 2018-05-03 Listed $41,900 CIBR
• 2018-05-03 Listed $41,900 MRED as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $641 · +4.3% YoY. Source: county tax records.