1744 N Oakcrest Ave · Decatur, IL 62526

$129,500

4 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 13 Days on market

Built 1966 7,405 sqft lot Est $89k · 46% over

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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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• 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

Move-in-ready 4-bedroom, 2-bath bi-level offering 1,791 square feet of freshly updated living space with all new floor coverings and interior paint throughout. The light-filled main level features an open living and dining area that flows to the kitchen and out to the deck, creating an easy setup for everyday living. Four bedrooms provide flexible options while two full baths keep mornings running smoothly. The lower level features a large family room, fourth bedroom and bath as well as the laundry room. Outside, enjoy a fenced yard plus a handy storage shed to keep the tools organized. With its fresh finishes, functional layout, and great outdoor space, this home is ready for its next owne

Key facts

• Fenced yard
• Storage shed
• 7,405 sq ft lot

Tags

• FENCED YARD
• STORAGE SHED
• OPEN LIVING AND DINING AREA
• FRESHLY UPDATED LIVING SPACE

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Residential property in R-3 zoning
• Construction: Brick and wood siding exterior; Composition roof; Other foundation; Built on two levels
• Exterior features: Deck; Fenced yard; Concrete driveway/road surface; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Disposal
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Disposal; Gas water heater; Oven; Range; Refrigerator; Nine total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 $124k (4.1% below list).
• Recommended offer: $124k (4.1% 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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $895 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $124,182 (4.1% below list)

Questions for the listing agent

1. Built in 1966 — 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: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $88,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2125 Clearmont Ave	0.13mi	3/1.5 (-1)	1,083 (-1%)	6mo	$65,000	$60	82
2451 W Olive St	0.47mi	3/1.0 (-1)	1,087 (-1%)	1mo	$143,500	$132	69
2192 Waggoner St	0.37mi	3/1.0 (-1)	1,140 (+4%)	8mo	$92,500	$81	63
1696 W Evandale Dr	0.32mi	3/1.0 (-1)	1,040 (-5%)	10mo	$139,000	$134	61
2227 Yorkshire Dr	0.25mi	3/2.0 (-1)	1,004 (-8%)	9mo	$131,000	$130	60
1680 Home Park Ave	0.19mi	3/1.0 (-1)	1,239 (+13%)	3mo	$97,500	$79	60
1583 N Dennis Ave	0.28mi	3/1.0 (-1)	1,016 (-7%)	11mo	$12,100	$12	59
1675 W Center St	0.39mi	3/1.0 (-1)	1,025 (-6%)	8mo	$96,000	$94	58
2315 W Hunt St	0.41mi	3/1.0 (-1)	1,008 (-8%)	11mo	$93,000	$92	52
2318 W Hunt St	0.40mi	3/1.0 (-1)	1,200 (+10%)	9mo	$88,000	$73	51
2094 N Dennis Ave	0.34mi	3/1.0 (-1)	950 (-13%)	5mo	$52,000	$55	50
1319 W Waggoner St	0.64mi	3/1.0 (-1)	1,014 (-8%)	5mo	$82,400	$81	47

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-12,460
• Equity at exit: $23,889

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,533
• Equity at exit: $19,225

Cash invested: $36,260 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $66

Break-even live

Break-even rent $1,159

Max offer price $129,500

Occupancy floor 90%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	43d	1	0.63mi
644 W Division St Decatur, IL	3.0	2.0	1365	$1,200	$0.88	43d	1	1.24mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	43d	1	1.40mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-29
   listed $129,500 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: $2,187 · $182/mo
• Projected year-2 tax: $2,563 · $214/mo
• Expected delta: +$377/yr (+$31/mo · 17.2%)

ⓘ 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 4/10 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: $14,902
• − Mortgage interest: −$7,254
• − Property taxes: −$2,187
• − Insurance: −$648
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,767
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $1,110/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

3 events — show timeline

• 2026-05-12 Pending — CIBR
• 2026-05-01 Contingent — CIBR
• 2026-04-29 Listed $129,500 CIBR

Property tax history

+4.0%/yr

Latest (2024): $2,187 · +2.7% YoY. Source: county tax records.