3458 E Oakwood Ave · Decatur, IL 62521

$109,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 55 Days on market

Built 1954 1.12 ac lot $106/sqft · 12% below area Est $122k · 10% 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 +20.8/30.0
• ARV discount +11.9/15.0
• DSCR +6.6/10.0
• 1% rule +6.5/10.0
• 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

Three large lots with a total of 1.12 acres hold this two bedroom ranch. Enjoy the newly renovated bath, an extra 1.5 car garage, a partially fenced yard and new laminate flooring. The sellers had a misfortune. .a tree fell on the roof! But, now the tree is gone and the house has half a new roof, some new siding and new gutters. The kitchen has two -toned grey cabinets and a huge serving/coffee/appliance bar and still plenty of space for a table. Both bedrooms have hardwood floors and large closets. If you want a place for outside entertaining, this is it. The flat lot has plenty of room for a volleyball net, fire pit, putting greens! Close to shopping, restaurants and the airport. Basement walls and floors have been coated with watertight sealant and painted

Key facts

• 1.12 acre lot
• 3 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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: 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 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 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.15% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (median comp): $121,824
• List price: $109,900
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3458 E Oakwood Ave	0.00mi	2/1.0	1,008 (-3%)	0mo	$100,000	$99	95
3540 E Corman St	0.12mi	2/1.0	980 (-5%)	10mo	$89,900	$92	78
1720 S 34th Pl	0.25mi	2/1.0	983 (-5%)	12mo	$113,200	$115	70
3523 Hyman Dr	0.53mi	3/2.0 (+1)	1,025 (-1%)	1mo	$145,000	$141	64
41 Lombardy Dr	0.46mi	2/1.0	1,144 (+10%)	3mo	$128,000	$112	59
3506 E Leafdale Ave	0.14mi	3/1.0 (+1)	900 (-13%)	12mo	$120,000	$133	57
1809 S 32nd St	0.55mi	3/1.0 (+1)	976 (-6%)	6mo	$92,500	$95	54
3929 Rosewood Dr	0.42mi	3/1.0 (+1)	912 (-12%)	2mo	$105,000	$115	54
3215 E Fulton Ave	0.40mi	2/1.0	884 (-15%)	6mo	$109,897	$124	52
1650 S 32nd St	0.38mi	3/1.0 (+1)	1,150 (+11%)	10mo	$143,000	$124	51
1272 S Lake Ridge Ave	0.46mi	3/2.0 (+1)	1,120 (+8%)	13mo	$147,000	$131	45
4236 E Cantrell St	0.72mi	3/1.0 (+1)	1,165 (+12%)	8mo	$140,000	$120	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,090
• Equity at exit: $16,386

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,669
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $151

Break-even live

Break-even rent $1,070

Max offer price $109,900

Occupancy floor 83%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4318 E Cantrell St Decatur, IL	2.0	1.0	850	$1,500	$1.76	21d	1	0.82mi
4802 S Baker Woods Ct Decatur, IL	3.0	1.5	1400	$1,550	$1.11	44d	1	1.11mi
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	14d	1	1.49mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $109,900 Pending 55 DOM
2. 2026-06-02
   days on market $109,900 Active Under Contract 53 DOM
3. 2026-06-01
   days on market $109,900 Active Under Contract 52 DOM
4. 2026-05-31
   days on market $109,900 Active Under Contract 51 DOM
5. 2026-05-30
   days on market $109,900 Active Under Contract 50 DOM
6. 2026-05-14
   historical Active Under Contract 772-char remark

   Show marketing remark (772 chars)

   Three large lots with a total of 1.12 acres hold this two bedroom ranch. Enjoy the newly renovated bath, an extra 1.5 car garage, a partially fenced yard and new laminate flooring. The sellers had a misfortune. .a tree fell on the roof! But, now the tree is gone and the house has half a new roof, some new siding and new gutters. The kitchen has two -toned grey cabinets and a huge serving/coffee/appliance bar and still plenty of space for a table. Both bedrooms have hardwood floors and large closets. If you want a place for outside entertaining, this is it. The flat lot has plenty of room for a volleyball net, fire pit, putting greens! Close to shopping, restaurants and the airport. Basement walls and floors have been coated with watertight sealant and painted

7. 2026-04-10
   listed $109,900 Active 772-char remark

   Show marketing remark (772 chars)

   Three large lots with a total of 1.12 acres hold this two bedroom ranch. Enjoy the newly renovated bath, an extra 1.5 car garage, a partially fenced yard and new laminate flooring. The sellers had a misfortune. .a tree fell on the roof! But, now the tree is gone and the house has half a new roof, some new siding and new gutters. The kitchen has two -toned grey cabinets and a huge serving/coffee/appliance bar and still plenty of space for a table. Both bedrooms have hardwood floors and large closets. If you want a place for outside entertaining, this is it. The flat lot has plenty of room for a volleyball net, fire pit, putting greens! Close to shopping, restaurants and the airport. Basement walls and floors have been coated with watertight sealant and painted

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,146
• − Mortgage interest: −$6,156
• − Property taxes: −$2,683
• − Insurance: −$550
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,197
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,784/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

2 events — show timeline

• 2026-05-14 Contingent — CIBR
• 2026-04-10 Listed $109,900 CIBR

Property tax history

+1.1%/yr

Latest (2024): $2,683 · -13.7% YoY. Source: county tax records.