3935 E Hickory St · Decatur, IL 62526

$82,500

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 151 Days on market

Built 1949 0.27 ac lot $103/sqft · 36% above area Est $61k · 36% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked away in a quiet, east-end neighborhood close to the lake, this home offers convenience. Enjoy outdoor living with a large front deck and a second deck off the back—perfect for entertaining, relaxing, or simply taking in the surroundings. The home features two comfortable bedrooms and a functional layout, making it an excellent choice for a first-time buyer or anyone looking to simplify. A great opportunity to own a starter home or an investment property.

Key facts

• Close to the lake
• Large front deck
• 0.27 acre lot

Tags

• LARGE FRONT DECK
• SECOND DECK OFF THE BACK
• QUIET EAST-END NEIGHBORHOOD
• CLOSE TO THE LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 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 $570 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 $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $60,652
• List price: $82,500
• Delta: 36.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4504 Spruce St	0.37mi	2/1.0	768 (-4%)	8mo	$93,000	$121	70
4314 E White St	0.32mi	2/1.0	822 (+3%)	15mo	$63,000	$77	68
904 N 35th St	0.67mi	2/1.0	744 (-7%)	21mo	$55,000	$74	40
943 N 35th St	0.67mi	2/2.0	867 (+9%)	18mo	$40,000	$46	35
1713 N 34th St	0.72mi	3/1.0 (+1)	884 (+11%)	11mo	$66,000	$75	34

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $5,602
• Equity at exit: $15,219

10-year hold

• IRR: 14.0%
• Equity multiple: 2.22×
• Total profit: $28,114
• Equity at exit: $12,248

Cash invested: $23,100 (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: $957 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $255

Break-even live

Break-even rent $634

Max offer price $82,500

Occupancy floor 68%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $82,500 Active 151 DOM
2. 2026-06-18
   days on market $82,500 Active 150 DOM
3. 2026-06-17
   days on market $82,500 Active 149 DOM
4. 2026-06-16
   days on market $82,500 Active 148 DOM
5. 2026-06-15
   days on market $82,500 Active 147 DOM
6. 2026-06-14
   days on market $82,500 Active 145 DOM
7. 2026-06-13
   days on market $82,500 Active 144 DOM
8. 2026-06-10
   days on market $82,500 Active 142 DOM
9. 2026-06-09
   days on market $82,500 Active 141 DOM
10. 2026-06-08
    days on market $82,500 Active 140 DOM
11. 2026-06-07
    days on market $82,500 Active 139 DOM
12. 2026-06-05
    days on market $82,500 Active 136 DOM
13. 2026-06-02
    days on market $82,500 Active 134 DOM
14. 2026-06-01
    days on market $82,500 Active 133 DOM
15. 2026-05-31
    days on market $82,500 Active 132 DOM
16. 2026-05-30
    days on market $82,500 Active 131 DOM
17. 2026-01-19
    listed $82,500 Active 471-char remark

    Show marketing remark (471 chars)

    Tucked away in a quiet, east-end neighborhood close to the lake, this home offers convenience. Enjoy outdoor living with a large front deck and a second deck off the back—perfect for entertaining, relaxing, or simply taking in the surroundings. The home features two comfortable bedrooms and a functional layout, making it an excellent choice for a first-time buyer or anyone looking to simplify. A great opportunity to own a starter home or an investment property.

18. 2024-10-23
    soldstatus $84,000
19. 2024-10-18
    soldstatus $84,000 Closed 615-char remark

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

20. 2024-10-18
    soldstatus $84,000 Closed

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

21. 2024-09-16
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

22. 2024-09-16
    status Pending

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

23. 2024-09-01
    historical Contingent - Continue to Show

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

24. 2024-09-01
    historical Active Under Contract 615-char remark

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

25. 2024-08-21
    price $89,900

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

26. 2024-08-21
    price $89,900 615-char remark

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

27. 2024-08-09
    listed $94,000 Active 615-char remark

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

28. 2024-08-09
    listed $94,000 Active

    Show marketing remark (615 chars)

    Super solid, fully renovated, MOVE IN READY!! A definite must see! Especially if you've shown this one in the past! You won't believe your eyes! Every aspect of this home has been touched by this reno!! This home sits on a quiet east end lot and offers a solid concrete driveway, leading past the brand new 10' x 28' front deck! and on to the back of the home to a second deck area adding an additional 119 sq ft to the home!! The updates in this home are second to none! The brand new, matching appliances makes this a perfect starter or fantastic home for the next family! Did I mention that it is MOVE IN READY?!

29. 2024-06-09
    historical
30. 2024-06-01
    price $26,000
31. 2024-05-25
    price $30,000
32. 2024-05-25
    price
33. 2024-05-21
    listed $32,000 Active
34. 2024-05-21
    listed Active
35. 2023-06-04
    historical
36. 2023-03-17
    status Active
37. 2023-03-17
    status Active
38. 2023-03-06
    historical
39. 2023-01-27
    price
40. 2023-01-27
    price $29,000
41. 2022-12-06
    listed $49,000 Active
42. 2022-12-06
    listed Active

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$735/yr (+$61/mo · 182.3%)

ⓘ 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 ≥106°F today · 18 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: $11,481
• − Mortgage interest: −$4,621
• − Property taxes: −$403
• − Insurance: −$412
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,400
• Taxable income: $1,807
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $2,629/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

+68.4% since first listed

26 events — show timeline

• 2026-01-19 Listed $82,500 CIBR
• 2024-10-23 Sold (Public Records) $84,000 Public Records
• 2024-10-18 Sold (MLS) $84,000 MRED as Distributed by MLS Grid
• 2024-10-18 Sold (MLS) $84,000 CIBR
• 2024-09-16 Pending — CIBR
• 2024-09-16 Pending — MRED as Distributed by MLS Grid
• 2024-09-01 Contingent — MRED as Distributed by MLS Grid
• 2024-09-01 Contingent — CIBR
• 2024-08-21 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2024-08-21 Price Changed $89,900 CIBR
• 2024-08-09 Listed $94,000 MRED as Distributed by MLS Grid
• 2024-08-09 Listed $94,000 CIBR
• 2024-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-01 Price Changed $26,000 CIBR
• 2024-05-25 Price Changed $30,000 CIBR
• 2024-05-25 Price Changed — MRED as Distributed by MLS Grid
• 2024-05-21 Listed $32,000 CIBR
• 2024-05-21 Listed — MRED as Distributed by MLS Grid
• 2023-06-04 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-17 Relisted — MRED as Distributed by MLS Grid
• 2023-03-17 Relisted — CIBR
• 2023-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-27 Price Changed — MRED as Distributed by MLS Grid
• 2023-01-27 Price Changed $29,000 CIBR
• 2022-12-06 Listed — MRED as Distributed by MLS Grid
• 2022-12-06 Listed $49,000 CIBR

Property tax history

-7.8%/yr

Latest (2024): $403 · +0.8% YoY. Source: county tax records.