3604 Hummingbird Drs · Decatur, IL 62526

$115,900

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 23 Days on market

Built 1964 7,405 sqft lot Est $100k · 16% 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Schools +0.4/10.0

Listing remarks MLS

Extra clean home- all new carpeting this year. All windows replaced with exception of living room. Some updated doors. Spacious living room and large kitchen with room for dining and slider to back fenced yard. one car attached garage. ' Convenient location not far from the interstate and shopping.

Key facts

• Attached garage
• Large drive way
• Fenced in back yard

Tags

• CORNER LOT
• FENCED IN BACK YARD
• PATIO
• ATTACHED GARAGE
• LARGE DRIVE WAY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with residential construction materials
• Exterior features: Patio; Fenced yard; Concrete road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms and living spaces included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Dishwasher; Gas water heater; Refrigerator
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $114k (1.5% 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: 135 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 $801 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 23 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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.
• Current owner paid $80k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,161 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.11% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $100,036
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3604 Hummingbird Drs	0.00mi	3/1.5	1,200 (+7%)	0mo	$111,000	$93	86
56 Whippoorwill Dr	0.06mi	3/1.0	1,094 (-3%)	12mo	$99,897	$91	83
75 Whippoorwill Dr	0.14mi	3/1.0	1,192 (+6%)	1mo	$60,000	$50	83
22 Tanager Dr	0.22mi	3/1.0	1,108 (-1%)	16mo	$30,000	$27	75
78 Oriole Dr	0.13mi	3/1.0	1,173 (+4%)	17mo	$100,000	$85	72
38 Whippoorwill Dr	0.14mi	3/1.5	962 (-14%)	1mo	$129,000	$134	67
3379 E Condor Dr	0.37mi	3/2.0	1,141 (+2%)	13mo	$128,000	$112	66
3488 Dove Dr	0.19mi	3/2.0	1,218 (+8%)	13mo	$57,000	$47	63
3480 Plover Dr	0.25mi	3/2.0	1,195 (+6%)	20mo	$131,000	$110	57
75 Oriole Dr	0.16mi	3/1.0	986 (-12%)	20mo	$87,500	$89	56
3484 Monarch Dr	0.29mi	3/2.0	1,220 (+8%)	18mo	$90,000	$74	54

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-2,818
• Equity at exit: $21,380

10-year hold

• IRR: 6.2%
• Equity multiple: 1.51×
• Total profit: $16,629
• Equity at exit: $17,206

Cash invested: $32,452 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $190

Break-even live

Break-even rent $1,042

Max offer price $115,900

Occupancy floor 80%

Sensitivity live

Price	-10% $255	-5% $222	+0% $190	+5% $157	+10% $124
Rent	-10% $88	-5% $139	+0% $190	+5% $240	+10% $291
Rate	-1.0pp $248	-0.5pp $219	base $190	+0.5pp $160	+1.0pp $129

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 N Camelot Dr Decatur, IL	4.0	1.5	1449	$1,400	$0.97	21d	1	1.21mi
1350 E Wellington Way Unit 1330-3A Decatur, IL	2.0	1.0	858	$825	$0.96	44d	1	1.36mi

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-25
   listed $115,900 Active
4. 2022-11-21
   soldstatus $80,000
5. 2022-11-18
   soldstatus $80,000 Closed 299-char remark

   Show marketing remark (299 chars)

   Extra clean home- all new carpeting this year. All windows replaced with exception of living room. Some updated doors. Spacious living room and large kitchen with room for dining and slider to back fenced yard. one car attached garage. ' Convenient location not far from the interstate and shopping.

6. 2022-10-07
   listed $79,500 299-char remark

   Show marketing remark (299 chars)

   Extra clean home- all new carpeting this year. All windows replaced with exception of living room. Some updated doors. Spacious living room and large kitchen with room for dining and slider to back fenced yard. one car attached garage. ' Convenient location not far from the interstate and shopping.

7. 2012-02-03
   soldstatus $49,000
8. 2012-01-31
   soldstatus $49,000 208-char remark

   Show marketing remark (208 chars)

   CHEAPER THAN RENT! 3 BEDROOM RANCH, 1.5 BATHS AND ATTACHED GARAGE. NEWER SIDING, WINDOWS, ROOF, FURNACE & AIR. ALL APPLIANCES STAY INCLUDING WASHER & DRYER. NICE CORNER LOT. LARGE EAT IN KITCHEN.

9. 2012-01-31
   soldstatus $49,000

   Show marketing remark (208 chars)

   CHEAPER THAN RENT! 3 BEDROOM RANCH, 1.5 BATHS AND ATTACHED GARAGE. NEWER SIDING, WINDOWS, ROOF, FURNACE & AIR. ALL APPLIANCES STAY INCLUDING WASHER & DRYER. NICE CORNER LOT. LARGE EAT IN KITCHEN.

10. 2011-10-06
    listed $54,900 208-char remark

    Show marketing remark (208 chars)

    CHEAPER THAN RENT! 3 BEDROOM RANCH, 1.5 BATHS AND ATTACHED GARAGE. NEWER SIDING, WINDOWS, ROOF, FURNACE & AIR. ALL APPLIANCES STAY INCLUDING WASHER & DRYER. NICE CORNER LOT. LARGE EAT IN KITCHEN.

11. 2011-10-06
    listed $54,900

    Show marketing remark (208 chars)

    CHEAPER THAN RENT! 3 BEDROOM RANCH, 1.5 BATHS AND ATTACHED GARAGE. NEWER SIDING, WINDOWS, ROOF, FURNACE & AIR. ALL APPLIANCES STAY INCLUDING WASHER & DRYER. NICE CORNER LOT. LARGE EAT IN KITCHEN.

12. 2011-10-04
    historical
13. 2011-04-07
    historical

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$313/yr (+$26/mo · 15.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 100% 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: $15,384
• − Mortgage interest: −$6,492
• − Property taxes: −$2,005
• − Insurance: −$580
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,372
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,161/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

+111.1% since first listed

13 events — show timeline

• 2026-05-18 Pending — CIBR
• 2026-04-30 Contingent — CIBR
• 2026-04-25 Listed $115,900 CIBR
• 2022-11-21 Sold (Public Records) $80,000 Public Records
• 2022-11-18 Sold (MLS) $80,000 CIBR
• 2022-10-07 Listed $79,500 CIBR
• 2012-02-03 Sold (Public Records) $49,000 Public Records
• 2012-01-31 Sold (MLS) $49,000 MRED as Distributed by MLS Grid
• 2012-01-31 Sold (MLS) $49,000 CIBR
• 2011-10-06 Listed $54,900 MRED as Distributed by MLS Grid
• 2011-10-06 Listed $54,900 CIBR
• 2011-10-04 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-07 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $2,005 · +11.2% YoY. Source: county tax records.