2151 S Imboden Pl · Decatur, IL 62521

$165,000

2 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 139 Days on market

Built 1996 $124/sqft · 9% below area Est $182k · 9% under $200/mo HOA · 10% of rent ↓ 3% since listing

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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 +22.2/30.0
• ARV discount +11.7/15.0
• 1% rule +7.7/10.0
• DSCR +7.1/10.0
• 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

Well-maintained 2-bedroom, 2-bath condo on a quiet Decatur cul-de-sac. Vaulted ceilings and skylights brighten the main level, with comfortable living and dining spaces and a functional kitchen where all appliances stay. Neutral finishes throughout make this home move-in ready. The primary suite includes a full bath, walk-in closet, and separate vanity area. Relax in the enclosed 3-season porch, and enjoy the convenience of an attached garage. The full walkout basement with sliding doors to a small concrete pad offers excellent unfinished space—ideal for storage, hobbies, or future living area. Easy, low-maintenance living with flexibility to grow.

Key facts

• $200 HOA
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

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: 193 active listings in the ZIP; 3 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).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 139 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.27% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 6.6

CMA / ARV

• ARV (median comp): $182,075
• List price: $165,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 E Imboden Dr	0.16mi	3/1.5 (+1)	1,310 (-2%)	4mo	$133,000	$102	80
23 La Salle Dr	0.25mi	3/2.0 (+1)	1,350 (+1%)	6mo	$129,900	$96	76
275 Wayside Ave	0.21mi	3/1.0 (+1)	1,303 (-2%)	2mo	$91,500	$70	75
2 4th Dr	0.38mi	2/1.0	1,376 (+3%)	2mo	$94,000	$68	71
27 2nd South Shores Ave	0.34mi	3/2.0 (+1)	1,403 (+5%)	3mo	$115,350	$82	68
2170 Franklin Street Rd	0.07mi	3/1.5 (+1)	1,188 (-11%)	4mo	$88,000	$74	68
14 E Carroll Dr	0.16mi	2/1.0	1,517 (+14%)	2mo	$115,825	$76	64
2649 Pheasant Run	0.65mi	3/2.0 (+1)	1,354 (+1%)	3mo	$169,900	$125	60
52 Glenview Ct	0.44mi	3/2.0 (+1)	1,440 (+8%)	3mo	$114,500	$80	59
2703 Brookville Pl	0.68mi	3/2.0 (+1)	1,248 (-7%)	1mo	$197,000	$158	51
112 Ridgeway Dr	0.74mi	3/2.0 (+1)	1,372 (+3%)	6mo	$130,000	$95	51
102 Phillips Dr	0.68mi	3/1.0 (+1)	1,444 (+8%)	7mo	$132,500	$92	40

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,367
• Equity at exit: $24,602

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $14,720
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$69
• HOA: −$200
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $270

Break-even live

Break-even rent $1,757

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $363	-5% $317	+0% $270	+5% $223	+10% $176
Rent	-10% $104	-5% $187	+0% $270	+5% $353	+10% $436
Rate	-1.0pp $353	-0.5pp $312	base $270	+0.5pp $227	+1.0pp $184

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 S Imboden Pl Decatur, IL	2.0	2.0	1334	$2,775	$2.08	44d	1	0.03mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	44d	1	1.41mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	44d	1	1.46mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 21 events

1. 2026-06-16
   status $165,000 Pending 139 DOM
2. 2026-06-15
   days on market $165,000 Active 139 DOM
3. 2026-06-14
   days on market $165,000 Active 137 DOM
4. 2026-06-13
   days on market $165,000 Active 136 DOM
5. 2026-06-10
   days on market $165,000 Active 134 DOM
6. 2026-06-09
   days on market $165,000 Active 133 DOM
7. 2026-06-08
   days on market $165,000 Active 132 DOM
8. 2026-06-07
   days on market $165,000 Active 131 DOM
9. 2026-06-05
   days on market $165,000 Active 128 DOM
10. 2026-06-02
    days on market $165,000 Active 126 DOM
11. 2026-06-01
    days on market $165,000 Active 125 DOM
12. 2026-05-31
    days on market $165,000 Active 124 DOM
13. 2026-05-30
    days on market $165,000 Active 123 DOM
14. 2026-04-18
    historical Active Under Contract 662-char remark

    Show marketing remark (662 chars)

    Well-maintained 2-bedroom, 2-bath condo on a quiet Decatur cul-de-sac. Vaulted ceilings and skylights brighten the main level, with comfortable living and dining spaces and a functional kitchen where all appliances stay. Neutral finishes throughout make this home move-in ready. The primary suite includes a full bath, walk-in closet, and separate vanity area. Relax in the enclosed 3-season porch, and enjoy the convenience of an attached garage. The full walkout basement with sliding doors to a small concrete pad offers excellent unfinished space—ideal for storage, hobbies, or future living area. Easy, low-maintenance living with flexibility to grow.

15. 2026-03-13
    price $165,000 662-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

16. 2026-03-13
    price $165,000 454-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

17. 2026-02-13
    status Active 454-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

18. 2026-02-12
    listed $170,000 Active 662-char remark

    Show marketing remark (662 chars)

    Well-maintained 2-bedroom, 2-bath condo on a quiet Decatur cul-de-sac. Vaulted ceilings and skylights brighten the main level, with comfortable living and dining spaces and a functional kitchen where all appliances stay. Neutral finishes throughout make this home move-in ready. The primary suite includes a full bath, walk-in closet, and separate vanity area. Relax in the enclosed 3-season porch, and enjoy the convenience of an attached garage. The full walkout basement with sliding doors to a small concrete pad offers excellent unfinished space—ideal for storage, hobbies, or future living area. Easy, low-maintenance living with flexibility to grow.

19. 2026-01-22
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

20. 2026-01-05
    listed $170,000 Active 454-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

21. 2026-01-01
    historical $170,000 454-char remark

    Show marketing remark (454 chars)

    Back on the market at no fault of the seller! Wonderful opportunity in a quiet Decatur cul-de-sac! This 2 bed / 2 bath condo features a comfortable main-level layout with sunroom, dining space, and attached garage. The full walkout basement is a standout — nearly endless potential for finishing, recreation, storage, or workshop space. Enjoy low-maintenance living with room to grow and customize to your style! Carpets have been recently cleaned

ⓘ 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: $3,048 · $254/mo
• Projected year-2 tax: $3,397 · $283/mo
• Expected delta: +$349/yr (+$29/mo · 11.4%)

ⓘ 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: $25,182
• − Mortgage interest: −$9,243
• − Property taxes: −$3,048
• − Insurance: −$825
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$2,400
• − Depreciation: −$4,800
• Taxable income: $838
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,037/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

-2.9% since first listed

8 events — show timeline

• 2026-04-18 Contingent — CIBR
• 2026-03-13 Price Changed $165,000 CIBR
• 2026-03-13 Price Changed $165,000 RMLSA as Distributed by MLS Grid
• 2026-02-13 Relisted — RMLSA as Distributed by MLS Grid
• 2026-02-12 Listed $170,000 CIBR
• 2026-01-22 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listed $170,000 RMLSA as Distributed by MLS Grid
• 2026-01-01 Coming Soon $170,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2024): $3,048 · -2.7% YoY. Source: county tax records.