203 S 25th St · Decatur, IL 62521

$59,900

3 bd · 1.0 ba · 988 sqft · SingleFamily · 28 Days on market

Built 1953 6,600 sqft lot Est $59k · at est.

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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 +7.0/15.0
• 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

Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

Key facts

• New roof in '22
• 6,600 sq ft lot
• Garage

Tags

• NATURAL LIGHTING FLOODS
• NEW ROOF IN '22
• KITCHEN LOADED WITH CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• 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: 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 (-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

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.66% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $59,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 26th St	0.15mi	2/1.0 (-1)	1,100 (+11%)	3mo	$80,000	$73	67
2111 E Wood St	0.48mi	2/1.0 (-1)	972 (-2%)	7mo	$45,000	$46	64
2374 E William St	0.27mi	2/1.0 (-1)	931 (-6%)	12mo	$35,000	$38	63
245 S 20th St	0.58mi	3/1.0	1,040 (+5%)	5mo	$104,500	$100	60
1958 E Main St	0.60mi	3/1.0	909 (-8%)	0mo	$30,000	$33	58
5 Lake Grove Clb	0.44mi	2/1.0 (-1)	1,080 (+9%)	5mo	$78,000	$72	54
815 S 21st St	0.75mi	2/1.0 (-1)	956 (-3%)	1mo	$33,000	$35	54
2150 E Clay St	0.45mi	2/1.0 (-1)	864 (-13%)	3mo	$49,000	$57	51
2198 Hendrix St	0.47mi	2/1.5 (-1)	1,092 (+10%)	10mo	$70,150	$64	45
1828 E Main St	0.70mi	2/1.0 (-1)	1,050 (+6%)	10mo	$30,650	$29	43
1945 E Wood St	0.60mi	2/1.0 (-1)	881 (-11%)	9mo	$52,500	$60	42
421 Woodside Trl #5	0.64mi	2/1.0 (-1)	844 (-15%)	7mo	$66,000	$78	35

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $11,238
• Equity at exit: $8,931

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $36,873
• 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: 5.0×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$314
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $328

Break-even live

Break-even rent $581

Max offer price $59,900

Occupancy floor 62%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	13d	1	0.01mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	43d	1	0.58mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	43d	1	0.81mi
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	43d	1	0.94mi
1718 E Cantrell St Decatur, IL	3.0	2.0	900	$1,000	$1.11	43d	1	0.95mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	43d	1	1.03mi
1455 E Whitmer St Decatur, IL	2.0	1.0	1050	$915	$0.87	43d	1	1.06mi
698 S Stone St Decatur, IL	2.0	1.0	900	$795	$0.88	43d	1	1.09mi
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	43d	1	1.12mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	43d	1	1.12mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	43d	1	1.14mi

Listing history 33 events

1. 2024-06-12
   soldstatus $54,000
2. 2024-05-22
   status Pending
3. 2024-05-22
   status Pending
4. 2024-05-21
   historical
5. 2024-05-07
   price
6. 2024-05-07
   price $59,900
7. 2024-04-28
   status Active
8. 2024-04-26
   historical
9. 2024-04-24
   listed $64,900 Active
10. 2024-04-24
    listed Active
11. 2024-04-18
    historical $995
12. 2024-03-19
    listed $995
13. 2024-01-08
    historical $995
14. 2023-12-04
    price $995
15. 2023-11-10
    listed $1,095
16. 2023-11-06
    soldstatus $55,000
17. 2023-11-03
    soldstatus $55,000 Closed 701-char remark

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

18. 2023-11-03
    soldstatus $55,000 Closed

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

19. 2023-11-03
    soldstatus $55,000 Closed

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

20. 2023-10-25
    status Pending

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

21. 2023-10-25
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

22. 2023-10-04
    historical Contingent - Continue to Show 701-char remark

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

23. 2023-10-04
    historical Contingent - Continue to Show

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

24. 2023-10-04
    historical Active Under Contract

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

25. 2023-09-21
    listed $59,900 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

26. 2023-09-21
    listed $59,900 Active

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

27. 2023-09-21
    listed $59,900 Active

    Show marketing remark (701 chars)

    Welcome home to this beautifully updated 3 bedroom ranch conveniently located on a quiet corner lot near parks, restaurants and entertainment in the heart of Decatur! A large front patio provides great space to soak in the sunshine before heading inside to discover a spacious living room featuring incredible natural light and eat-in kitchen with great cabinet and counter space. You'll also find three large bedrooms, each with ample closet space and the updated, shared bathroom with stylish tile work. Enjoy the mature landscaping and beautiful trees outside in the large yard. Recent updates include new roof last year, kitchen appliances & cabinets, and storm door. Check this one out today!

28. 2013-09-03
    soldstatus $36,195
29. 2013-09-03
    soldstatus $36,195
30. 2013-07-18
    listed $34,897
31. 2013-07-18
    listed $34,897
32. 2009-10-09
    soldstatus $31,000
33. 2009-06-03
    listed $42,500

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 ≥106°F today · 18 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: $11,960
• − Mortgage interest: −$3,355
• − Property taxes: −$1,442
• − Insurance: −$300
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,743
• Taxable income: $3,208
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,168/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

+27.1% since first listed

33 events — show timeline

• 2024-06-12 Sold (Public Records) $54,000 Public Records
• 2024-05-22 Pending — CIBR
• 2024-05-22 Pending — MRED as Distributed by MLS Grid
• 2024-05-21 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-07 Price Changed $59,900 CIBR
• 2024-04-28 Relisted — MRED as Distributed by MLS Grid
• 2024-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2024-04-24 Listed — MRED as Distributed by MLS Grid
• 2024-04-24 Listed $64,900 CIBR
• 2024-04-18 Rental Removed $995 BUILDIUM
• 2024-03-19 Listed for Rent $995 BUILDIUM
• 2024-01-08 Rental Removed $995 APPFOLIO
• 2023-12-04 Price Changed $995 APPFOLIO
• 2023-11-10 Listed for Rent $1,095 APPFOLIO
• 2023-11-06 Sold (Public Records) $55,000 Public Records
• 2023-11-03 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2023-11-03 Sold (MLS) $55,000 CIBR
• 2023-11-03 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2023-10-25 Pending — CIBR
• 2023-10-25 Pending — MRED as Distributed by MLS Grid
• 2023-10-04 Contingent — MRED as Distributed by MLS Grid
• 2023-10-04 Contingent — MRED as Distributed by MLS Grid
• 2023-10-04 Contingent — CIBR
• 2023-09-21 Listed $59,900 MRED as Distributed by MLS Grid
• 2023-09-21 Listed $59,900 CIBR
• 2023-09-21 Listed $59,900 MRED as Distributed by MLS Grid
• 2013-09-03 Sold (MLS) $36,195 MRED as Distributed by MLS Grid
• 2013-09-03 Sold (MLS) $36,195 CIBR
• 2013-07-18 Listed $34,897 MRED as Distributed by MLS Grid
• 2013-07-18 Listed $34,897 CIBR
• 2009-10-09 Sold (MLS) $31,000 MRED as Distributed by MLS Grid
• 2009-06-03 Listed $42,500 MRED as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2024): $1,442 · +73.2% YoY. Source: county tax records.