2320 N Kenwood Ct · Decatur, IL 62526

$55,000

3 bd · 2.0 ba · 1,222 sqft · Other public records · 201 Days on market

Built 1972 0.34 ac lot ↓ 47% since listing

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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 +7.5/15.0
• 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

Gorgeous Reverse floor plan and truly unique features.This picture perfect home has both baths revamped and gorgeous cherry hardwood floors. Lower level family room open to kitchen with wood stove and sliders leading to the back patio & deck. Trayed ceiling with accent lighting on dimmers in master suite with sliders leading to back patio, bonus extra closet space or you could easily convert to convenient laundry area. Private back yard with wooded property line for added privacy.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story; Wood siding
• Construction: Shingle roof; Wood siding construction; Other foundation
• Exterior features: Deck; Private road with private maintenance; Workshop (outbuilding)

Interior

• Kitchen: Range; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Cathedral ceilings; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $380 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 (-2.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $35k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1972 — 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: 2.17% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.87%
• DSCR: 2.95
• GRM: 3.8

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: 41.9%
• Equity multiple: 2.87×
• Total profit: $28,793
• Equity at exit: $10,146

10-year hold

• IRR: 47.3%
• Equity multiple: 5.74×
• Total profit: $72,932
• Equity at exit: $8,165

Cash invested: $15,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $563

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Oakcrest Ave Decatur, IL	2.0	1.0	1344	$1,100	$0.82	44d	1	1.04mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	44d	1	1.11mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	1.42mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	44d	1	1.44mi

Listing history 34 events

1. 2026-06-19
   status $55,000 Pending 201 DOM
2. 2026-06-18
   days on market $55,000 Active 201 DOM
3. 2026-06-17
   days on market $55,000 Active 200 DOM
4. 2026-06-16
   days on market $55,000 Active 199 DOM
5. 2026-06-15
   days on market $55,000 Active 198 DOM
6. 2026-06-14
   days on market $55,000 Active 196 DOM
7. 2026-06-13
   days on market $55,000 Active 195 DOM
8. 2026-06-10
   days on market $55,000 Active 193 DOM
9. 2026-06-09
   days on market $55,000 Active 192 DOM
10. 2026-06-08
    days on market $55,000 Active 191 DOM
11. 2026-06-07
    pricedays on market $55,000 Active 190 DOM
12. 2026-06-05
    days on market $60,000 Active 187 DOM
13. 2026-06-02
    days on market $60,000 Active 185 DOM
14. 2026-06-01
    days on market $60,000 Active 184 DOM
15. 2026-05-31
    days on market $60,000 Active 183 DOM
16. 2026-05-30
    days on market $60,000 Active 182 DOM
17. 2026-05-22
    status Active
18. 2026-04-21
    status Pending
19. 2026-04-07
    price $60,000
20. 2026-03-18
    price $65,000
21. 2026-03-10
    price $70,000
22. 2026-02-10
    price $75,000
23. 2026-01-09
    price $80,000
24. 2025-12-05
    price $85,000
25. 2025-10-29
    listed $90,000 Active
26. 2016-05-04
    soldstatus $109,500
27. 2016-05-02
    soldstatus $109,500 489-char remark

    Show marketing remark (492 chars)

    Gorgeous Reverse floor plan and truly unique features. This picture perfect home has both baths revamped and gorgeous cherry hardwood floors. Lower level family room open to kitchen with wood stove and sliders leading to the back patio & deck. Trayed ceiling with accent lighting on dimmers in master suite with sliders leading to back patio, bonus extra closet space or you could easily convert to convenient laundry area. Private back yard with wooded property line for added privacy.

28. 2016-05-02
    soldstatus $109,500 492-char remark

    Show marketing remark (492 chars)

    Gorgeous Reverse floor plan and truly unique features. This picture perfect home has both baths revamped and gorgeous cherry hardwood floors. Lower level family room open to kitchen with wood stove and sliders leading to the back patio & deck. Trayed ceiling with accent lighting on dimmers in master suite with sliders leading to back patio, bonus extra closet space or you could easily convert to convenient laundry area. Private back yard with wooded property line for added privacy.

29. 2015-09-25
    listed $111,900 489-char remark

    Show marketing remark (492 chars)

    Gorgeous Reverse floor plan and truly unique features. This picture perfect home has both baths revamped and gorgeous cherry hardwood floors. Lower level family room open to kitchen with wood stove and sliders leading to the back patio & deck. Trayed ceiling with accent lighting on dimmers in master suite with sliders leading to back patio, bonus extra closet space or you could easily convert to convenient laundry area. Private back yard with wooded property line for added privacy.

30. 2015-09-25
    listed $111,900 492-char remark

    Show marketing remark (492 chars)

    Gorgeous Reverse floor plan and truly unique features. This picture perfect home has both baths revamped and gorgeous cherry hardwood floors. Lower level family room open to kitchen with wood stove and sliders leading to the back patio & deck. Trayed ceiling with accent lighting on dimmers in master suite with sliders leading to back patio, bonus extra closet space or you could easily convert to convenient laundry area. Private back yard with wooded property line for added privacy.

31. 2010-02-16
    soldstatus $112,000
32. 2010-01-29
    soldstatus $112,000
33. 2009-12-28
    listed $112,500
34. 2009-12-10
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,326
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,600
• Taxable income: $6,253
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,255/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

-46.7% since first listed

18 events — show timeline

• 2026-05-22 Relisted — CIBR
• 2026-04-21 Pending — CIBR
• 2026-04-07 Price Changed $60,000 CIBR
• 2026-03-18 Price Changed $65,000 CIBR
• 2026-03-10 Price Changed $70,000 CIBR
• 2026-02-10 Price Changed $75,000 CIBR
• 2026-01-09 Price Changed $80,000 CIBR
• 2025-12-05 Price Changed $85,000 CIBR
• 2025-10-29 Listed $90,000 CIBR
• 2016-05-04 Sold (Public Records) $109,500 Public Records
• 2016-05-02 Sold (MLS) $109,500 CIBR
• 2016-05-02 Sold (MLS) $109,500 MRED as Distributed by MLS Grid
• 2015-09-25 Listed $111,900 CIBR
• 2015-09-25 Listed $111,900 MRED as Distributed by MLS Grid
• 2010-02-16 Sold (Public Records) $112,000 Public Records
• 2010-01-29 Sold (MLS) $112,000 MRED as Distributed by MLS Grid
• 2009-12-28 Listed $112,500 MRED as Distributed by MLS Grid
• 2009-12-10 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $4,848 · +1.3% YoY. Source: county tax records.