1472 N Foster Ave · Decatur, IL 62526

$84,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 49 Days on market

Built 1957 7,841 sqft lot $82/sqft · at area comps Est $99k · 14% under

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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 +28.6/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 $587 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 (-2.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (median comp): $98,582
• List price: $84,900
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2451 W Olive St	0.28mi	3/1.0	1,087 (+4%)	1mo	$143,500	$132	79
2125 Clearmont Ave	0.30mi	3/1.5	1,083 (+4%)	6mo	$65,000	$60	72
2227 Yorkshire Dr	0.27mi	3/2.0	1,004 (-4%)	9mo	$131,000	$130	70
2192 Waggoner St	0.20mi	3/1.0	1,140 (+10%)	8mo	$92,500	$81	68
1094 Westlawn Ave	0.42mi	2/1.5 (-1)	1,004 (-4%)	2mo	$75,000	$75	66
1675 W Center St	0.61mi	3/1.0	1,025 (-1%)	8mo	$96,000	$94	63
1706 W Division St	0.56mi	2/1.0 (-1)	1,040 (0%)	8mo	$73,560	$71	63
2085 W Ramsey Dr	0.30mi	3/1.0	884 (-15%)	6mo	$105,000	$119	56
1702 N Summit Ave	0.47mi	2/1.0 (-1)	1,166 (+12%)	1mo	$95,000	$81	52
1066 N Oakcrest Ave	0.49mi	2/1.5 (-1)	960 (-8%)	9mo	$86,000	$90	50
1645 W Center St	0.64mi	3/1.0	925 (-11%)	6mo	$55,000	$59	46
1530 W Cushing St	0.74mi	2/1.0 (-1)	972 (-6%)	6mo	$64,500	$66	44

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: 7.0%
• Equity multiple: 1.29×
• Total profit: $6,901
• Equity at exit: $15,662

10-year hold

• IRR: 15.1%
• Equity multiple: 2.33×
• Total profit: $31,599
• Equity at exit: $12,604

Cash invested: $23,772 (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 62526

• Home prices YoY: -1.2%
• Active inventory: 135
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $279

Break-even live

Break-even rent $807

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• 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	0.50mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	44d	1	0.92mi
117 S Elder Ln Apt 9 Decatur, IL	2.0	1.0	857	$950	$1.11	44d	1	1.08mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	1.31mi

Listing history 13 events

1. 2026-05-05
   historical Active Under Contract 582-char remark

   Show marketing remark (582 chars)

   This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

2. 2026-05-01
   price $84,900 582-char remark

   Show marketing remark (582 chars)

   This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

3. 2026-04-22
   status Active 582-char remark

   Show marketing remark (582 chars)

   This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

4. 2026-04-12
   historical Active Under Contract 582-char remark

   Show marketing remark (582 chars)

   This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

5. 2026-04-07
   listed $98,500 Active 582-char remark

   Show marketing remark (582 chars)

   This 3 bedroom ranch home with 2 car detached garage is located on the west end of HomePark on fenced lot that backs up to park/school property. It offers hardwood floors throughout, an eat-in kitchen with white cabinets and a large pantry. The bathroom will catch your attention as it was recently beautifully updated with tile floors, glassed-in tub-shower and more. The basement was waterproofed with a pump added in the past and offers a finished bonus room which could serve as a family room or 4th bedroom. Roof is believed to be less than 5 years. Inside photos to be posted.

6. 2020-11-16
   soldstatus $59,000 77-char remark

   Show marketing remark (77 chars)

   Nice area. Great starter home. Basement has been waterproofed with sump pump.

7. 2020-11-16
   soldstatus $59,000

   Show marketing remark (77 chars)

   Nice area. Great starter home. Basement has been waterproofed with sump pump.

8. 2020-10-30
   soldstatus $59,000
9. 2020-04-18
   listed $59,900 77-char remark

   Show marketing remark (77 chars)

   Nice area. Great starter home. Basement has been waterproofed with sump pump.

10. 2020-04-18
    listed $59,900

    Show marketing remark (77 chars)

    Nice area. Great starter home. Basement has been waterproofed with sump pump.

11. 2008-11-03
    soldstatus $72,000
12. 2008-10-31
    soldstatus $72,000
13. 2008-05-28
    listed $74,900

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$24/yr (+$2/mo · 1.3%)

ⓘ 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: $13,922
• − Mortgage interest: −$4,756
• − Property taxes: −$1,880
• − Insurance: −$424
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,470
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,832/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

+13.4% since first listed

13 events — show timeline

• 2026-05-05 Contingent — CIBR
• 2026-05-01 Price Changed $84,900 CIBR
• 2026-04-22 Relisted — CIBR
• 2026-04-12 Contingent — CIBR
• 2026-04-07 Listed $98,500 CIBR
• 2020-11-16 Sold (MLS) $59,000 CIBR
• 2020-11-16 Sold (MLS) $59,000 MRED as Distributed by MLS Grid
• 2020-10-30 Sold (Public Records) $59,000 Public Records
• 2020-04-18 Listed $59,900 CIBR
• 2020-04-18 Listed $59,900 MRED as Distributed by MLS Grid
• 2008-11-03 Sold (Public Records) $72,000 Public Records
• 2008-10-31 Sold (MLS) $72,000 MRED as Distributed by MLS Grid
• 2008-05-28 Listed $74,900 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $1,880 · +2.0% YoY. Source: county tax records.