2270 Yorkshire Dr · Decatur, IL 62526

$99,500

3 bd · 1.0 ba · 1,090 sqft · Other public records · 34 Days on market

Built 1956 6,970 sqft lot $91/sqft · 7% below area Est $103k · at est.

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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 +21.0/30.0
• ARV discount +9.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• 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

Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

Key facts

• Ample cabinetry
• Outdoor space
• Conveniently located

Tags

• AMPLE CABINETRY
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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: 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 $688 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

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (median comp): $102,834
• List price: $99,500
• Delta: -3.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.86×
• Total profit: $-3,790
• Equity at exit: $18,355

10-year hold

• IRR: 5.0%
• Equity multiple: 1.41×
• Total profit: $11,438
• Equity at exit: $14,772

Cash invested: $27,860 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $141

Break-even live

Break-even rent $981

Max offer price $99,500

Occupancy floor 83%

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: $24,875
• Closing costs: $2,985
• 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	0.71mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	44d	1	1.00mi
117 S Elder Ln Apt 9 Decatur, IL	2.0	1.0	857	$950	$1.11	44d	1	1.35mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	1.37mi

Listing history 15 events

1. 2026-05-18
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

2. 2026-05-08
   price $99,500 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

3. 2026-05-08
   status Active 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

4. 2026-04-23
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

5. 2026-04-15
   price $110,000 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

6. 2026-04-03
   price $115,000 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

7. 2026-03-30
   listed $120,000 Active 625-char remark

   Show marketing remark (625 chars)

   Comfortable layout with inviting living spaces perfect for everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining and living areas. Generously sized bedrooms offer flexibility for guests, a home office, or additional living needs. Enjoy the outdoor space, ideal for relaxing or hosting. Conveniently located near shopping, dining, and local amenities, this home combines comfort and accessibility in a desirable location. Seller has owned the home for about 5 years, and is unsure of the age of the mechanicals. SOLD AS IS * * * MOTIVATED SELLER * * *

8. 2020-05-19
   soldstatus $60,000
9. 2020-04-20
   listed
10. 2020-04-20
    listed $62,500
11. 2014-11-26
    soldstatus $33,500
12. 2014-11-26
    soldstatus $33,500
13. 2014-08-03
    listed $39,000
14. 2014-08-03
    listed $39,000
15. 2006-03-24
    soldstatus $70,000

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/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 2/10 Low
• 🌡 Heat 3/10 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: $13,913
• − Mortgage interest: −$5,574
• − Property taxes: −$2,545
• − Insurance: −$498
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,895
• Taxable income: $176
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,645/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

+42.1% since first listed

15 events — show timeline

• 2026-05-18 Pending — CIBR
• 2026-05-08 Price Changed $99,500 CIBR
• 2026-05-08 Relisted — CIBR
• 2026-04-23 Pending — CIBR
• 2026-04-15 Price Changed $110,000 CIBR
• 2026-04-03 Price Changed $115,000 CIBR
• 2026-03-30 Listed $120,000 CIBR
• 2020-05-19 Sold (MLS) $60,000 CIBR
• 2020-04-20 Listed $62,500 CIBR
• 2020-04-20 Listed — MRED as Distributed by MLS Grid
• 2014-11-26 Sold (MLS) $33,500 MRED as Distributed by MLS Grid
• 2014-11-26 Sold (MLS) $33,500 CIBR
• 2014-08-03 Listed $39,000 MRED as Distributed by MLS Grid
• 2014-08-03 Listed $39,000 CIBR
• 2006-03-24 Sold (Public Records) $70,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $2,545 · +0.8% YoY. Source: county tax records.