1928 S Westgate Dr · Decatur, IL 62521

$135,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 2 Days on market

Built 1957 0.46 ac lot Est $146k · 8% under

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +10.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• 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 MLS

Great location! Seller has lived here for over 40 years and is hoping the next owner will love it as much. 3 bedrooms, 1 bath and larger than it looks! A living room opens to the kitchen, and you will be surprised at the space in the family room offering wood floors and a gas fireplace. Access off the laundry to the large fenced in back yard. When not spending time on the front porch you can enjoy the back covered deck that sits between the 2.5 car garage and your lawn shed. A cozy little hide away to enjoy evening outdoors. Take note that we have HW under the carpet, replacement windows, roof new in 2014, furnace 2008, AC 2022, garage door spring replaced in 2024, storm door 2018 and much more. Hurry and schedule your showing!

Key facts

• Wood floors
• Gas fireplace
• Bright living room

Tags

• BRIGHT LIVING ROOM
• GENEROUS FAMILY ROOM
• WOOD FLOORS
• GAS FIREPLACE
• REPLACEMENT WINDOWS
• LARGE FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($883/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 $130k (4.0% below list).
• Recommended offer: $130k (4.0% 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: 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: 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 $933 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,540 (4.0% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.96% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $146,016
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1928 S Westgate Dr	0.00mi	3/1.0	1,300 (+4%)	1mo	$135,000	$104	92
1844 S Eastgate Dr	0.08mi	3/1.0	1,092 (-12%)	10mo	$123,600	$113	67
2275 Apple Tree Ln	0.12mi	2/1.0 (-1)	1,152 (-8%)	23mo	$135,000	$117	57
1856 Rock Dr	0.36mi	2/1.0 (-1)	1,144 (-8%)	15mo	$139,000	$122	52
2326 S File Dr	0.58mi	2/1.0 (-1)	1,329 (+6%)	21mo	$155,000	$117	39
2429 File Dr	0.71mi	3/2.0	1,297 (+4%)	23mo	$140,000	$108	38

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-17,157
• Equity at exit: $20,129

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-8,780
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $74

Break-even live

Break-even rent $1,202

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $150	-5% $112	+0% $74	+5% $35	+10% $-3
Rent	-10% $-29	-5% $22	+0% $74	+5% $125	+10% $176
Rate	-1.0pp $142	-0.5pp $108	base $74	+0.5pp $39	+1.0pp $3

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-21
   status Pending
2. 2026-03-19
   listed $135,000 Active
3. 2025-09-25
   soldstatus $125,000
4. 2025-09-24
   soldstatus $125,000 Closed 739-char remark

   Show marketing remark (739 chars)

   Great location! Seller has lived here for over 40 years and is hoping the next owner will love it as much. 3 bedrooms, 1 bath and larger than it looks! A living room opens to the kitchen, and you will be surprised at the space in the family room offering wood floors and a gas fireplace. Access off the laundry to the large fenced in back yard. When not spending time on the front porch you can enjoy the back covered deck that sits between the 2.5 car garage and your lawn shed. A cozy little hide away to enjoy evening outdoors. Take note that we have HW under the carpet, replacement windows, roof new in 2014, furnace 2008, AC 2022, garage door spring replaced in 2024, storm door 2018 and much more. Hurry and schedule your showing!

5. 2025-08-18
   historical Active Under Contract 739-char remark

   Show marketing remark (739 chars)

   Great location! Seller has lived here for over 40 years and is hoping the next owner will love it as much. 3 bedrooms, 1 bath and larger than it looks! A living room opens to the kitchen, and you will be surprised at the space in the family room offering wood floors and a gas fireplace. Access off the laundry to the large fenced in back yard. When not spending time on the front porch you can enjoy the back covered deck that sits between the 2.5 car garage and your lawn shed. A cozy little hide away to enjoy evening outdoors. Take note that we have HW under the carpet, replacement windows, roof new in 2014, furnace 2008, AC 2022, garage door spring replaced in 2024, storm door 2018 and much more. Hurry and schedule your showing!

6. 2025-08-15
   listed $125,000 Active 739-char remark

   Show marketing remark (739 chars)

   Great location! Seller has lived here for over 40 years and is hoping the next owner will love it as much. 3 bedrooms, 1 bath and larger than it looks! A living room opens to the kitchen, and you will be surprised at the space in the family room offering wood floors and a gas fireplace. Access off the laundry to the large fenced in back yard. When not spending time on the front porch you can enjoy the back covered deck that sits between the 2.5 car garage and your lawn shed. A cozy little hide away to enjoy evening outdoors. Take note that we have HW under the carpet, replacement windows, roof new in 2014, furnace 2008, AC 2022, garage door spring replaced in 2024, storm door 2018 and much more. Hurry and schedule your showing!

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,645 · $220/mo
• Expected delta: +$419/yr (+$35/mo · 18.8%)

ⓘ 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 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: $15,545
• − Mortgage interest: −$7,562
• − Property taxes: −$2,226
• − Insurance: −$675
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,927
• Taxable loss: −$1,333
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,203/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

+8.0% since first listed

6 events — show timeline

• 2026-03-21 Pending — CIBR
• 2026-03-19 Listed $135,000 CIBR
• 2025-09-25 Sold (Public Records) $125,000 Public Records
• 2025-09-24 Sold (MLS) $125,000 CIBR
• 2025-08-18 Contingent — CIBR
• 2025-08-15 Listed $125,000 CIBR

Property tax history

+3.8%/yr

Latest (2024): $2,226 · +2.6% YoY. Source: county tax records.