120 East Court Dr · Decatur, IL 62526

$89,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 12 Days on market

Built 1956 Good condition 0.39 ac lot Est $112k · 20% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Appreciation +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Updated Ranch features 2very nice sized BRS; dining room off kitchen could be used as 3rd BR; updated Bath, all Flooring 2 years, steel roof 2 years, replacement windows and doors; 1 car attached garage, full unfinished basement, updated kitchen; stove, refrigerator, washer and dryer but not warranted; near shopping, restaurants and schools; corner lot and zoned R1, could have small home based business. Call listing agent for appointment.

Key facts

• 0.39 acre lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Attached garage (1 garage space)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Metal roof; Chip-and-seal road access; Lot in R-1 zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (bedrooms included in room count)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Unfinished full basement
• Laundry & utility: Gas water heater listed under appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.8% vs local median 7.0% in Decatur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 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 $622 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1956 — 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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $112,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 E North Court Dr Unit E	0.17mi	2/1.0	1,189 (+9%)	1mo	$105,000	$88	76
4057 Constant View Dr	0.41mi	2/1.0	1,104 (+1%)	8mo	$110,000	$100	73
3915 N Neely Ave	0.29mi	3/1.0 (+1)	1,025 (-6%)	2mo	$69,500	$68	70
116 E Court Dr	0.05mi	3/2.0 (+1)	1,200 (+10%)	5mo	$144,000	$120	68
3914 Cambridge Dr	0.31mi	3/1.5 (+1)	1,040 (-5%)	9mo	$128,500	$124	63
3961 N Newcastle Dr	0.41mi	3/1.0 (+1)	1,040 (-5%)	10mo	$112,390	$108	60
204 Newcastle Dr	0.51mi	2/1.5	1,184 (+8%)	6mo	$125,000	$106	55
45 Ohio Dr	0.71mi	3/1.0 (+1)	1,120 (+3%)	4mo	$115,000	$103	54
3454 N Christine Dr	0.38mi	3/1.0 (+1)	1,206 (+10%)	7mo	$115,000	$95	54
3959 N Cambridge Dr	0.37mi	3/1.0 (+1)	960 (-12%)	7mo	$122,500	$128	52
68 Northland Dr	0.60mi	3/1.0 (+1)	1,025 (-6%)	9mo	$65,000	$63	50
3829 Macarthur Rd	0.74mi	3/1.0 (+1)	1,232 (+13%)	10mo	$82,000	$67	31

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $229
• Equity at exit: $16,584

10-year hold

• IRR: 8.5%
• Equity multiple: 1.72×
• Total profit: $18,083
• Equity at exit: $13,346

Cash invested: $25,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $185

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 77%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.66mi

Listing history 8 events

1. 2026-06-19
   days on market $89,900 Active 12 DOM
2. 2026-06-18
   days on market $89,900 Active 11 DOM
3. 2026-06-17
   days on market $89,900 Active 10 DOM
4. 2026-06-17
   remarks 444-char remark
5. 2026-06-17
   status $89,900 Active 9 DOM
6. 2026-06-05
   remarks 372-char remark
7. 2026-05-30
   status $89,900 Pending 9 DOM
8. 2026-05-20
   status Active

ⓘ 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 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: $12,250
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,615
• Taxable income: $841
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,020/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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab

This updated ranch home features a good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace the front door — A new front door improves curb appeal and security
• Both Install new flooring in the playroom — New flooring in the playroom would make the space more inviting and functional

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace the front door — A new front door improves curb appeal and security ↑
• Both Install new flooring in the playroom — New flooring in the playroom would make the space more inviting and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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