567 S Haworth Ave · Decatur, IL 62522

$29,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 7 Days on market

Built 1918 6,400 sqft lot Est $45k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great potential in this 2 bedroom bungalow home with detached garage, full basement and true curb appeal!

Key facts

• Full basement
• Curb appeal
• Bungalow home

Tags

• BUNGALOW HOME
• DETACHED GARAGE
• FULL BASEMENT
• CURB APPEAL

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1918
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 40 x 160

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 10)
• Bedrooms: Two bedrooms (both on the main level); Bedroom 1 approximately 10 x 11; Bedroom 2 approximately 10 x 10
• Flooring: Flooring listed as Other in main rooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, unfinished basement; No fireplaces; Egress windows in some bedrooms
• Laundry & utility: Basement provides utility/storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $30k).
• Cap rate 27.5% 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: 75 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1918 — 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: 3.15% ✓
• Cap rate: 27.48%
• Cash-on-cash: 75.66%
• DSCR: 4.37
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $45,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1048 Tuttle St	0.11mi	2/1.0	882 (-2%)	19mo	$46,000	$52	76
553 S Boyd St	0.07mi	2/1.0	1,016 (+13%)	2mo	$38,000	$37	74
228 Home Ave	0.49mi	2/1.0	966 (+7%)	0mo	$15,000	$16	65
1061 W Decatur St	0.17mi	3/2.0 (+1)	828 (-8%)	9mo	$25,000	$30	62
1087 W Tuttle St	0.17mi	3/1.0 (+1)	768 (-15%)	3mo	$38,500	$50	60
705 S Oakland Ct	0.28mi	2/2.0	780 (-13%)	10mo	$100	—	52
1021 W Cerro Gordo St	0.74mi	2/1.0	950 (+6%)	14mo	$70,000	$74	44

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: 75.6%
• Equity multiple: 4.44×
• Total profit: $28,792
• Equity at exit: $4,458

10-year hold

• IRR: 79.3%
• Equity multiple: 9.17×
• Total profit: $68,441
• Equity at exit: $2,585

Cash invested: $8,372 (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 62522

• Home prices YoY: -16.9%
• Active inventory: 75
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$157
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $528

Break-even live

Break-even rent $273

Max offer price $29,900

Occupancy floor 39%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 S Main St Decatur, IL	2.0	1.0	847	$880	$1.04	14d	7	0.86mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	44d	1	1.01mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	44d	1	1.14mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	44d	1	1.25mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	44d	1	1.27mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	1.31mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	44d	1	1.38mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	44d	1	1.39mi
1091 N Oakcrest Ave Decatur, IL	2.0	1.0	672	$950	$1.41	44d	1	1.48mi

Listing history 7 events

1. 2026-06-19
   days on market $29,900 Active 7 DOM
2. 2026-06-18
   days on market $29,900 Active 6 DOM
3. 2026-06-17
   days on market $29,900 Active 5 DOM
4. 2026-06-16
   days on market $29,900 Active 4 DOM
5. 2026-06-15
   days on market $29,900 Active 3 DOM
6. 2026-06-13
   remarks 105-char remark
7. 2026-06-13
   listed $29,900 Active 1 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$59/yr (+$5/mo · 10.5%)

ⓘ 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 100% 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: $11,299
• − Mortgage interest: −$1,675
• − Property taxes: −$561
• − Insurance: −$150
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$870
• Taxable income: $6,236
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $4,837/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): 15,185
• Household income: $50,669
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 321.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, China, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.64%
• Current HPI: 180.7847
• 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

1 event — show timeline

• 2026-06-11 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $561 · +6.2% YoY. Source: county tax records.