1970 Barding Ave · Decatur, IL 62526

$120,000

3 bd · 2.5 ba · 2,036 sqft · Other public records · 33 Days on market

Built 1985 9,660 sqft lot $59/sqft · 14% below area Est $146k · 18% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.4/10.0
• 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

So much opportunity in this 3 bedroom Ranch in Home Park. Master bedroom has a bathroom with shower, and downstairs bathroom has a half bath. Large living room and family room downstairs. Separate Dining space. 2 car attached garage. Large backyard. Listed approx. $30,000 below assessed tax value. Home needs some TLC, but has had some improvements over the time the homeowner had lived there. Wet Bar downstairs and 2 bonus rooms to be used however necessary. Large unfinished are in basement as well.

Key facts

• Private master suite
• Walk-in closet
• Cathedral ceilings

Tags

• PRIVATE MASTER SUITE
• ATTACHED BATH
• WALK-IN CLOSET
• CATHEDRAL CEILINGS
• SUNROOM OVERLOOKING BACKYARD
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / single-story; Vinyl siding exterior
• Construction: Shingle roof
• Exterior features: Screened patio/porch; Fenced yard; Concrete road access

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Walk-in closet(s); Finished and unfinished basement with full height and sump pump; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (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: crime F, amenities F, commute 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.
• Zoned schools: Stephen Decatur Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 459 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k 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 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.11% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 7.5

CMA / ARV

• ARV (median comp): $145,875
• List price: $120,000
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.70×
• Total profit: $-9,935
• Equity at exit: $22,137

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,270
• Equity at exit: $17,815

Cash invested: $33,600 (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: 136
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$290 /mo · $3,476/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $85

Break-even live

Break-even rent $1,227

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $153	-5% $119	+0% $85	+5% $51	+10% $17
Rent	-10% $-20	-5% $32	+0% $85	+5% $138	+10% $190
Rate	-1.0pp $145	-0.5pp $116	base $85	+0.5pp $54	+1.0pp $22

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   status $120,000 Pending 33 DOM
2. 2026-06-15
   days on market $120,000 Active Under Contract 33 DOM
3. 2026-06-14
   days on market $120,000 Active Under Contract 31 DOM
4. 2026-06-13
   days on market $120,000 Active Under Contract 30 DOM
5. 2026-06-10
   days on market $120,000 Active Under Contract 28 DOM
6. 2026-06-09
   days on market $120,000 Active Under Contract 27 DOM
7. 2026-06-08
   days on market $120,000 Active Under Contract 26 DOM
8. 2026-06-07
   days on market $120,000 Active Under Contract 25 DOM
9. 2026-06-05
   days on market $120,000 Active Under Contract 22 DOM
10. 2026-06-02
    days on market $120,000 Active Under Contract 20 DOM
11. 2026-06-01
    days on market $120,000 Active Under Contract 19 DOM
12. 2026-05-31
    days on market $120,000 Active Under Contract 18 DOM
13. 2026-05-30
    days on market $120,000 Active Under Contract 17 DOM
14. 2026-05-13
    listed $130,000 Active 835-char remark
15. 2020-09-29
    soldstatus $83,900
16. 2020-09-28
    soldstatus $83,900 503-char remark

    Show marketing remark (503 chars)

    So much opportunity in this 3 bedroom Ranch in Home Park. Master bedroom has a bathroom with shower, and downstairs bathroom has a half bath. Large living room and family room downstairs. Separate Dining space. 2 car attached garage. Large backyard. Listed approx. $30,000 below assessed tax value. Home needs some TLC, but has had some improvements over the time the homeowner had lived there. Wet Bar downstairs and 2 bonus rooms to be used however necessary. Large unfinished are in basement as well.

17. 2020-09-28
    soldstatus $83,900

    Show marketing remark (503 chars)

    So much opportunity in this 3 bedroom Ranch in Home Park. Master bedroom has a bathroom with shower, and downstairs bathroom has a half bath. Large living room and family room downstairs. Separate Dining space. 2 car attached garage. Large backyard. Listed approx. $30,000 below assessed tax value. Home needs some TLC, but has had some improvements over the time the homeowner had lived there. Wet Bar downstairs and 2 bonus rooms to be used however necessary. Large unfinished are in basement as well.

18. 2020-07-13
    listed $85,000 503-char remark

    Show marketing remark (503 chars)

    So much opportunity in this 3 bedroom Ranch in Home Park. Master bedroom has a bathroom with shower, and downstairs bathroom has a half bath. Large living room and family room downstairs. Separate Dining space. 2 car attached garage. Large backyard. Listed approx. $30,000 below assessed tax value. Home needs some TLC, but has had some improvements over the time the homeowner had lived there. Wet Bar downstairs and 2 bonus rooms to be used however necessary. Large unfinished are in basement as well.

19. 2020-07-13
    listed $85,000

    Show marketing remark (503 chars)

    So much opportunity in this 3 bedroom Ranch in Home Park. Master bedroom has a bathroom with shower, and downstairs bathroom has a half bath. Large living room and family room downstairs. Separate Dining space. 2 car attached garage. Large backyard. Listed approx. $30,000 below assessed tax value. Home needs some TLC, but has had some improvements over the time the homeowner had lived there. Wet Bar downstairs and 2 bonus rooms to be used however necessary. Large unfinished are in basement as well.

ⓘ 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: $3,476 · $290/mo
• Projected year-2 tax: $3,476 · $290/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 4/10 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: $16,010
• − Mortgage interest: −$6,722
• − Property taxes: −$3,476
• − Insurance: −$600
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,491
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,222/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

+41.2% since first listed

9 events — show timeline

• 2026-06-15 Pending — CIBR
• 2026-05-29 Contingent — CIBR
• 2026-05-26 Price Changed $120,000 CIBR
• 2026-05-13 Listed $130,000 CIBR
• 2020-09-29 Sold (Public Records) $83,900 Public Records
• 2020-09-28 Sold (MLS) $83,900 CIBR
• 2020-09-28 Sold (MLS) $83,900 MRED as Distributed by MLS Grid
• 2020-07-13 Listed $85,000 CIBR
• 2020-07-13 Listed $85,000 MRED as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2024): $3,476 · +1.5% YoY. Source: county tax records.