49 W Fairview Pl · Decatur, IL 62522

$34,897

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 2 Days on market

Built 1924 4,500 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 3-bedroom, 1.75-bathroom home is perfect for anyone looking for great storage and future potential. A comfortable layout with plenty of room. Tons of parking/storage: includes a 1-car attached garage for daily use, plus a large 2.5-car detached garage that is perfect for a workshop, tools, or extra vehicles. A full unfinished basement offers a massive amount of storage space or the option to finish it later for extra living space.

Key facts

• 4,500 sq ft lot
• Garage
• Built 1924

Tags

• 1 CAR ATTACHED GARAGE
• LARGE 2.5 CAR DETACHED GARAGE
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 25.7% 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: 75 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k 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 (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,897

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.13% ✓
• Cap rate: 25.75%
• Cash-on-cash: 69.48%
• DSCR: 4.09
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $99,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1075 W Prairie Ave	0.49mi	3/1.0	1,209 (-1%)	0mo	$70,000	$58	75
1437 W Main St	0.39mi	2/1.0 (-1)	1,231 (+1%)	2mo	$114,000	$93	74
415 N Summit Ave	0.49mi	3/2.0	1,202 (-2%)	4mo	$135,000	$112	67
163 Oakdale Blvd	0.38mi	2/1.0 (-1)	1,305 (+7%)	3mo	$120,000	$92	64
1368 W Marietta St	0.33mi	3/1.0	1,052 (-14%)	1mo	$82,000	$78	60
1451 W Marietta St	0.32mi	3/1.0	1,067 (-13%)	6mo	$96,500	$90	58
1391 W Decatur St	0.59mi	3/2.0	1,156 (-6%)	5mo	$80,000	$69	55
246 Oakdale Blvd	0.32mi	2/1.5 (-1)	1,384 (+13%)	3mo	$112,000	$81	53
1210 W Packard St	0.46mi	3/2.0	1,364 (+11%)	4mo	$77,000	$56	52
1412 W Grand Ave	0.58mi	2/1.0 (-1)	1,330 (+9%)	3mo	$65,900	$50	50
1624 W Forest Ave	0.71mi	2/1.5 (-1)	1,325 (+8%)	1mo	$128,000	$97	46
1304 W Riverview Ave	0.71mi	2/1.0 (-1)	1,051 (-14%)	1mo	$43,500	$41	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: 69.0%
• Equity multiple: 4.11×
• Total profit: $30,427
• Equity at exit: $5,203

10-year hold

• IRR: 73.1%
• Equity multiple: 8.48×
• Total profit: $73,098
• Equity at exit: $3,017

Cash invested: $9,771 (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 62522

• Home prices YoY: -16.9%
• Active inventory: 75
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$183
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $566

Break-even live

Break-even rent $377

Max offer price $34,897

Occupancy floor 43%

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: $8,724
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Oakcrest Ave Decatur, IL	2.0	1.0	1344	$1,100	$0.82	43d	1	0.64mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	43d	1	0.64mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	43d	1	0.77mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	43d	1	0.90mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	43d	1	0.91mi
117 S Elder Ln Apt 9 Decatur, IL	2.0	1.0	857	$950	$1.11	43d	1	1.15mi
644 W Division St Decatur, IL	3.0	2.0	1365	$1,200	$0.88	43d	1	1.17mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	43d	1	1.19mi
520 S Church St Decatur, IL	3.0	1.5	1250	$1,199	$0.96	13d	1	1.35mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	43d	1	1.46mi

Listing history 3 events

1. 2026-06-19
   days on market $34,897 Active 2 DOM
2. 2026-06-17
   remarks 439-char remark
3. 2026-06-17
   listed $34,897 Active 1 DOM

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,200 · $100/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 4/10 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: $13,113
• − Mortgage interest: −$1,955
• − Property taxes: −$1,200
• − Insurance: −$174
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$1,015
• Taxable income: $6,670
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,188/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): 15,185
• Household income: $50,669
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 321.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, China, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.64%
• Current HPI: 180.7847
• 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

1 event — show timeline

• 2026-06-17 Listed $34,897 CIBR

Property tax history

-0.5%/yr

Latest (2024): $1,200 · -2.7% YoY. Source: county tax records.