4051 Sheffield Dr · Decatur, IL 62526

$140,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 94 Days on market

Built 1964 8,712 sqft lot $104/sqft · 26% above area Est $165k · 15% 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 +16.6/30.0
• ARV discount +14.3/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Move right in to this well maintained all brick ranch located on Decatur’s desirable north end! As you step inside, you’ll immediately notice the living room filled with natural light, creating a bright and welcoming space to relax or entertain. The kitchen offers plenty of cabinet storage along with laminate countertops and an updated backsplash, providing both functionality and style. Off the kitchen is the dining room space with french doors that lead to the fenced in backyard. The main level features three comfortable bedrooms, all with hardwood flooring, along with a full bathroom that was fully remodeled. Downstairs, the basement offers a spacious family room ready for your finishing touches, plus an additional full bathroom that, with a little TLC, has great potential to be a fantastic extra space. This solid north end home offers space, updates, and great potential!

Key facts

• Hardwood flooring
• All brick ranch
• Fenced in backyard

Tags

• ALL BRICK RANCH
• NATURAL LIGHT
• FENCED IN BACKYARD
• HARDWOOD FLOORING
• FULLY REMODELED BATHROOM
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $133k (5.3% below list).
• Recommended offer: $127k (9.0% 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; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $968 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 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $140k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $165,091
• List price: $140,000
• Delta: -15.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3931 Newcastle Dr	0.35mi	3/2.0	1,325 (-1%)	2mo	$137,500	$104	80
580 W Mound Rd	0.35mi	3/1.0	1,426 (+6%)	3mo	$111,500	$78	67
4022 N Newcastle Dr	0.29mi	3/1.0	1,280 (-5%)	10mo	$130,000	$102	66
4487 Hale Dr	0.49mi	3/2.5	1,440 (+7%)	2mo	$153,000	$106	62
3829 Macarthur Rd	0.33mi	3/1.0	1,232 (-8%)	10mo	$82,000	$67	59
109 Canterbury Dr	0.40mi	3/1.5	1,432 (+6%)	12mo	$156,000	$109	58
426 Fairmont Dr	0.53mi	3/1.5	1,444 (+7%)	5mo	$96,450	$67	57
204 Newcastle Dr	0.26mi	2/1.5 (-1)	1,184 (-12%)	6mo	$125,000	$106	56
933 W Frank Dr	0.39mi	3/2.0	1,536 (+14%)	6mo	$239,000	$156	53
4594 Hale Dr	0.58mi	3/2.0	1,465 (+9%)	9mo	$169,900	$116	51
4624 Redbud Ct	0.60mi	3/2.0	1,460 (+9%)	10mo	$175,000	$120	49
4505 Shadow Dr	0.54mi	3/2.0	1,525 (+14%)	4mo	$220,000	$144	49

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: -8.2%
• Equity multiple: 0.68×
• Total profit: $-12,656
• Equity at exit: $25,826

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $55
• Equity at exit: $20,784

Cash invested: $39,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $84

Break-even live

Break-even rent $1,219

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $124	+0% $84	+5% $44	+10% $5
Rent	-10% $-21	-5% $32	+0% $84	+5% $136	+10% $189
Rate	-1.0pp $155	-0.5pp $120	base $84	+0.5pp $48	+1.0pp $11

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $140,000 Pending 94 DOM
2. 2026-06-10
   days on market $140,000 Active Under Contract 92 DOM
3. 2026-06-09
   days on market $140,000 Active Under Contract 91 DOM
4. 2026-06-08
   days on market $140,000 Active Under Contract 90 DOM
5. 2026-06-07
   days on market $140,000 Active Under Contract 89 DOM
6. 2026-06-05
   days on market $140,000 Active Under Contract 86 DOM
7. 2026-06-02
   days on market $140,000 Active Under Contract 84 DOM
8. 2026-06-01
   days on market $140,000 Active Under Contract 83 DOM
9. 2026-05-31
   days on market $140,000 Active Under Contract 82 DOM
10. 2026-05-30
    days on market $140,000 Active Under Contract 81 DOM
11. 2026-04-10
    price $140,000 898-char remark

    Show marketing remark (898 chars)

    Move right in to this well maintained all brick ranch located on Decatur’s desirable north end! As you step inside, you’ll immediately notice the living room filled with natural light, creating a bright and welcoming space to relax or entertain. The kitchen offers plenty of cabinet storage along with laminate countertops and an updated backsplash, providing both functionality and style. Off the kitchen is the dining room space with french doors that lead to the fenced in backyard. The main level features three comfortable bedrooms, all with hardwood flooring, along with a full bathroom that was fully remodeled. Downstairs, the basement offers a spacious family room ready for your finishing touches, plus an additional full bathroom that, with a little TLC, has great potential to be a fantastic extra space. This solid north end home offers space, updates, and great potential!

12. 2026-03-23
    price $149,900 898-char remark

    Show marketing remark (898 chars)

    Move right in to this well maintained all brick ranch located on Decatur’s desirable north end! As you step inside, you’ll immediately notice the living room filled with natural light, creating a bright and welcoming space to relax or entertain. The kitchen offers plenty of cabinet storage along with laminate countertops and an updated backsplash, providing both functionality and style. Off the kitchen is the dining room space with french doors that lead to the fenced in backyard. The main level features three comfortable bedrooms, all with hardwood flooring, along with a full bathroom that was fully remodeled. Downstairs, the basement offers a spacious family room ready for your finishing touches, plus an additional full bathroom that, with a little TLC, has great potential to be a fantastic extra space. This solid north end home offers space, updates, and great potential!

13. 2026-03-10
    listed $154,900 Active 898-char remark

    Show marketing remark (898 chars)

    Move right in to this well maintained all brick ranch located on Decatur’s desirable north end! As you step inside, you’ll immediately notice the living room filled with natural light, creating a bright and welcoming space to relax or entertain. The kitchen offers plenty of cabinet storage along with laminate countertops and an updated backsplash, providing both functionality and style. Off the kitchen is the dining room space with french doors that lead to the fenced in backyard. The main level features three comfortable bedrooms, all with hardwood flooring, along with a full bathroom that was fully remodeled. Downstairs, the basement offers a spacious family room ready for your finishing touches, plus an additional full bathroom that, with a little TLC, has great potential to be a fantastic extra space. This solid north end home offers space, updates, and great potential!

14. 2006-09-27
    soldstatus $92,000

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$564/yr (+$47/mo · 27.5%)

ⓘ 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 ≥105°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: $15,910
• − Mortgage interest: −$7,842
• − Property taxes: −$2,050
• − Insurance: −$700
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,073
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,321/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

+52.2% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $140,000 CIBR
• 2026-03-23 Price Changed $149,900 CIBR
• 2026-03-10 Listed $154,900 CIBR
• 2006-09-27 Sold (Public Records) $92,000 Public Records

Property tax history

-1.5%/yr

Latest (2024): $2,050 · -2.0% YoY. Source: county tax records.