4027 N Constant View Dr · Decatur, IL 62526

$104,900

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 4 Days on market

Built 1940 0.38 ac lot Est $118k · 11% under

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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 +29.2/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

North-End Vintage Charm! This beautiful brick bungalow is ready to bring your fresh ideas to life! Great bones, convenient location, tons of curb appeal, and TONS of classic character throughout - who could ask for more?! As you pull up, you're greeted with a long driveway accompanied with a 2.5 car detached garage that has been added onto to create the perfect workshop. You'll immediately fall in love with the covered front porch and the spacious fenced-in backyard where you can easily plan out your next summer garden. When you walk through the door, you'll find arched doorways, a beautiful butler's pantry, an adorable kitchen with a breakfast nook, and a finished attic that would make th

Key facts

• Covered front porch
• Brick bungalow
• Butler's pantry

Tags

• BRICK BUNGALOW
• LONG DRIVEWAY
• DETACHED GARAGE
• COVERED FRONT PORCH
• SPACIOUS FENCED-IN BACKYARD
• BUTLER'S PANTRY

Property features AI

Exterior

• Parking: Detached garage (2.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels
• Construction: Brick construction
• Exterior features: Front porch; Fenced yard; Asphalt roof; Workshop

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Pantry; Unfinished full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.5% 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: 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: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $725 of loan paydown is wiped out by about $2k 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 (-2.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $118,422
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4057 Constant View Dr	0.08mi	2/1.0 (-1)	1,104 (-5%)	8mo	$110,000	$100	77
204 Newcastle Dr	0.24mi	2/1.5 (-1)	1,184 (+2%)	6mo	$125,000	$106	73
116 E Court Dr	0.38mi	3/2.0	1,200 (+3%)	5mo	$144,000	$120	69
38 E North Court Dr Unit E	0.49mi	2/1.0 (-1)	1,189 (+2%)	1mo	$105,000	$88	67
3914 Cambridge Dr	0.17mi	3/1.5	1,040 (-10%)	9mo	$128,500	$124	65
4022 N Newcastle Dr	0.21mi	3/1.0	1,280 (+10%)	10mo	$130,000	$102	65
3961 N Newcastle Dr	0.21mi	3/1.0	1,040 (-10%)	10mo	$112,390	$108	64
3931 Newcastle Dr	0.22mi	3/2.0	1,325 (+14%)	2mo	$137,500	$104	61
3915 N Neely Ave	0.43mi	3/1.0	1,025 (-12%)	2mo	$69,500	$68	59
3454 N Christine Dr	0.69mi	3/1.0	1,206 (+4%)	7mo	$115,000	$95	55
3829 Macarthur Rd	0.65mi	3/1.0	1,232 (+6%)	10mo	$82,000	$67	51
3861 N Macarthur Rd	0.64mi	3/1.0	1,040 (-10%)	11mo	$65,000	$63	44

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $9,802
• Equity at exit: $19,351

10-year hold

• IRR: 16.0%
• Equity multiple: 2.41×
• Total profit: $41,524
• Equity at exit: $15,573

Cash invested: $29,372 (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: 136
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $367

Break-even live

Break-even rent $800

Max offer price $104,900

Occupancy floor 66%

Sensitivity live

Price	-10% $426	-5% $396	+0% $367	+5% $337	+10% $307
Rent	-10% $267	-5% $317	+0% $367	+5% $417	+10% $466
Rate	-1.0pp $419	-0.5pp $393	base $367	+0.5pp $339	+1.0pp $312

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 E Wellington Way Unit 1330-3A Decatur, IL	2.0	1.0	858	$825	$0.96	45d	1	0.92mi
4145 N Camelot Dr Decatur, IL	4.0	1.5	1449	$1,400	$0.97	23d	1	1.13mi

Listing history 4 events

1. 2026-06-22
   days on market $104,900 Active 4 DOM
2. 2026-06-19
   days on market $104,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $104,900 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: $454 · $38/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$964/yr (+$80/mo · 212.4%)

ⓘ 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: $15,163
• − Mortgage interest: −$5,876
• − Property taxes: −$454
• − Insurance: −$524
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,052
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,720/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

1 event — show timeline

• 2026-06-17 Listed $104,900 CIBR

Property tax history

+0.4%/yr

Latest (2024): $454 · -2.0% YoY. Source: county tax records.