3219 Redlich Dr · Decatur, IL 62521

$164,500

4 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 16 Days on market

Built 1961 0.46 ac lot Est $144k · 14% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tri-Level located on a large corner lot near Lake Decatur Basin 1 and the S. Lost Bridge Road boat ramp, this 4-bedroom, 2-bath home is a hobbyist dream. The property features a two car attached garage plus a 1.5 car detached garage with additional parking areas to accommodate a boat or RV. Inside, the living room offers a marble gas fireplace, two bedrooms with exposed hardwood flooring (possible hardwood under upper level carpeting), a lower level family room, walk-out, and the 4th bedroom in the lower level with an adjoining bathroom. All appliances stay, washer and dryer too. Roof and water heater both 2-3 years old, and replacement windows. Established neighborhood, close to east side conveniences.

Key facts

• 0.46 acre lot
• 3 garage spots
• Built 1961

Property features AI

Exterior

• Parking: Attached and detached garage spaces (3 total); Has garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Three or more levels (multi/split); 3 total stories
• Construction: Aluminum siding; Wood siding; Asphalt shingle roof
• Exterior features: Deck; Concrete and gravel driveway/road surface; Lot about 0.46 acres

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas fireplace (1); Walk-out access basement; Crawl space basement; 10 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $46 ($555/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.5% below list).
• Recommended offer: $149k (9.5% below list) — sets the bar for 1% rule.

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; 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 $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 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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.
• Current owner paid $90k; list at $164k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $148,924 (9.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $143,840
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Fontenac Ct	0.25mi	3/2.0 (-1)	1,268 (+2%)	7mo	$147,000	$116	74
2564 S 34th St	0.17mi	3/2.0 (-1)	1,276 (+3%)	19mo	$175,000	$137	66
2554 S Nantucket Dr	0.37mi	3/2.0 (-1)	1,196 (-4%)	7mo	$155,000	$130	66
2423 Quail Dr	0.34mi	4/1.5	1,162 (-6%)	8mo	$117,706	$101	66
3109 E Cherry Dr	0.46mi	3/1.0 (-1)	1,288 (+4%)	6mo	$148,000	$115	57
3010 E Orchard Dr	0.72mi	3/1.5 (-1)	1,192 (-4%)	1mo	$145,000	$122	52
3589 Redlich Dr	0.37mi	3/2.0 (-1)	1,410 (+14%)	9mo	$139,000	$99	47
2451 Deloach Ct	0.36mi	3/1.0 (-1)	1,073 (-14%)	19mo	$108,500	$101	36
2007 S Windsor Rd	0.71mi	3/1.5 (-1)	1,349 (+9%)	12mo	$134,900	$100	35
2345 Richmond Rd	0.39mi	3/1.0 (-1)	1,064 (-14%)	18mo	$140,000	$132	34

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-23,692
• Equity at exit: $24,527

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,763
• Equity at exit: $14,223

Cash invested: $46,060 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $46

Break-even live

Break-even rent $1,431

Max offer price $164,500

Occupancy floor 92%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-23
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Tri-Level located on a large corner lot near Lake Decatur Basin 1 and the S. Lost Bridge Road boat ramp, this 4-bedroom, 2-bath home is a hobbyist dream. The property features a two car attached garage plus a 1.5 car detached garage with additional parking areas to accommodate a boat or RV. Inside, the living room offers a marble gas fireplace, two bedrooms with exposed hardwood flooring (possible hardwood under upper level carpeting), a lower level family room, walk-out, and the 4th bedroom in the lower level with an adjoining bathroom. All appliances stay, washer and dryer too. Roof and water heater both 2-3 years old, and replacement windows. Established neighborhood, close to east side conveniences.

2. 2026-05-13
   historical Contingent - Continue to Show 717-char remark

   Show marketing remark (717 chars)

   Tri-Level located on a large corner lot near Lake Decatur Basin 1 and the S. Lost Bridge Road boat ramp, this 4-bedroom, 2-bath home is a hobbyist dream. The property features a two car attached garage plus a 1.5 car detached garage with additional parking areas to accommodate a boat or RV. Inside, the living room offers a marble gas fireplace, two bedrooms with exposed hardwood flooring (possible hardwood under upper level carpeting), a lower level family room, walk-out, and the 4th bedroom in the lower level with an adjoining bathroom. All appliances stay, washer and dryer too. Roof and water heater both 2-3 years old, and replacement windows. Established neighborhood, close to east side conveniences.

3. 2026-05-12
   historical Active Under Contract
4. 2026-05-08
   listed $164,500 Active 717-char remark

   Show marketing remark (717 chars)

   Tri-Level located on a large corner lot near Lake Decatur Basin 1 and the S. Lost Bridge Road boat ramp, this 4-bedroom, 2-bath home is a hobbyist dream. The property features a two car attached garage plus a 1.5 car detached garage with additional parking areas to accommodate a boat or RV. Inside, the living room offers a marble gas fireplace, two bedrooms with exposed hardwood flooring (possible hardwood under upper level carpeting), a lower level family room, walk-out, and the 4th bedroom in the lower level with an adjoining bathroom. All appliances stay, washer and dryer too. Roof and water heater both 2-3 years old, and replacement windows. Established neighborhood, close to east side conveniences.

5. 2026-05-08
   listed $164,500 Active

   Show marketing remark (717 chars)

   Tri-Level located on a large corner lot near Lake Decatur Basin 1 and the S. Lost Bridge Road boat ramp, this 4-bedroom, 2-bath home is a hobbyist dream. The property features a two car attached garage plus a 1.5 car detached garage with additional parking areas to accommodate a boat or RV. Inside, the living room offers a marble gas fireplace, two bedrooms with exposed hardwood flooring (possible hardwood under upper level carpeting), a lower level family room, walk-out, and the 4th bedroom in the lower level with an adjoining bathroom. All appliances stay, washer and dryer too. Roof and water heater both 2-3 years old, and replacement windows. Established neighborhood, close to east side conveniences.

6. 2011-11-21
   soldstatus $90,000
7. 2011-11-18
   soldstatus $90,000 639-char remark

   Show marketing remark (639 chars)

   Four good sized bedrooms featured in this updated Greenlake home. Nicely equipped new kitchen with eat in area. Large corner lot with mature trees. Living room with marble faced gas fireplace. Well cared for one owner home beams with pride of ownership. Hardwood floors in two bedrooms. Detached additional 1.5 car heated garage perfect for tinkering and not disturbing the attached 2 car storage. Great deck for entertaining or just relaxing in the shade. Walking distance to the lake for exercise or fishing. Close proximity to shopping, dining and entertainment. One bedroom on the lower level with bathroom.adjacent. Motivated seller.

8. 2011-03-10
   listed $104,900 639-char remark

   Show marketing remark (639 chars)

   Four good sized bedrooms featured in this updated Greenlake home. Nicely equipped new kitchen with eat in area. Large corner lot with mature trees. Living room with marble faced gas fireplace. Well cared for one owner home beams with pride of ownership. Hardwood floors in two bedrooms. Detached additional 1.5 car heated garage perfect for tinkering and not disturbing the attached 2 car storage. Great deck for entertaining or just relaxing in the shade. Walking distance to the lake for exercise or fishing. Close proximity to shopping, dining and entertainment. One bedroom on the lower level with bathroom.adjacent. Motivated seller.

9. 2011-02-28
   historical
10. 2009-10-01
    historical

ⓘ 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: $2,389 · $199/mo
• Projected year-2 tax: $3,061 · $255/mo
• Expected delta: +$673/yr (+$56/mo · 28.2%)

ⓘ 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 · 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: $17,871
• − Mortgage interest: −$9,215
• − Property taxes: −$2,389
• − Insurance: −$822
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,785
• Taxable loss: −$2,200
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $1,083/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

+56.8% since first listed

10 events — show timeline

• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-05-13 Contingent — MRED as Distributed by MLS Grid
• 2026-05-12 Contingent — CIBR
• 2026-05-08 Listed $164,500 CIBR
• 2026-05-08 Listed $164,500 MRED as Distributed by MLS Grid
• 2011-11-21 Sold (Public Records) $90,000 Public Records
• 2011-11-18 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2011-03-10 Listed $104,900 MRED as Distributed by MLS Grid
• 2011-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $2,389 · +65.6% YoY. Source: county tax records.