1739 N Gulick Ave · Decatur, IL 62526

$39,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 4 Days on market

Built 1910 6,000 sqft lot Est $55k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Alert! This well-maintained 2-bedroom, 1-bath home is full of potential and ready for its next owner. Open layout with a spacious kitchen and comfortable living area, this home offers convenient one-level living. High-efficiency stackable washer and dryer STAY! Recent updates and features include a tankless water heater, replacement windows, new water lines, central air conditioning an 80% efficient furnace has been maintained annually. Basement unfinished with two sump pumps already in place for added peace of mind and good storage space. Kitchen has been remodeled with newer cabinets, pantry space and appliances will stay. Outside, you will find a fenced backyard, patio space, an

Key facts

• Spacious kitchen
• One-level living
• Open layout

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• COMFORTABLE LIVING AREA
• ONE-LEVEL LIVING
• TANKLESS WATER HEATER
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Front porch; Patio; Fenced yard; Concrete road access

Interior

• Kitchen: Range; Refrigerator; Disposal
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Pantry; Unfinished full basement with sump pump
• Laundry & utility: Washer; Dryer; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Cap rate 24.1% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 (-2.2%/yr); year-one equity from $270 of loan paydown is wiped out by about $863 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 $11k cash investment doubles in ~2 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1910 — 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: 2.68% ✓
• Cap rate: 24.11%
• Cash-on-cash: 63.63%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 Walnut Grove Ave	0.20mi	2/1.0	884 (+5%)	1mo	$35,000	$40	81
2148 N Graceland Ave	0.48mi	2/1.0	864 (+3%)	3mo	$37,000	$43	70
1059 Packard St	0.52mi	2/2.0	837 (-0%)	3mo	$76,500	$91	68
1920 Gebhart Ct	0.50mi	2/1.0	873 (+4%)	4mo	$52,000	$60	67
794 W Waggoner St	0.38mi	2/1.0	923 (+10%)	0mo	$29,000	$31	66
947 N Hill Ave	0.68mi	2/1.0	832 (-1%)	3mo	$54,500	$66	64
2064 N Union St	0.72mi	2/1.0	804 (-4%)	1mo	$11,500	$14	59
2064 N Evandale Dr	0.73mi	3/1.5 (+1)	825 (-2%)	3mo	$65,000	$79	53
67 Maple Ct	0.55mi	2/1.0	952 (+13%)	1mo	$64,500	$68	52
1213 W Marietta St	0.65mi	2/1.0	748 (-11%)	2mo	$65,000	$87	50
68 Maple Ct	0.56mi	2/1.0	720 (-14%)	2mo	$65,000	$90	49
1415 N Dennis Ave	0.72mi	2/1.0	740 (-12%)	2mo	$22,500	$30	45

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: 63.4%
• Equity multiple: 3.92×
• Total profit: $31,860
• Equity at exit: $7,194

10-year hold

• IRR: 67.3%
• Equity multiple: 7.99×
• Total profit: $76,385
• Equity at exit: $5,790

Cash invested: $10,920 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$205
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $579

Break-even live

Break-even rent $312

Max offer price $39,000

Occupancy floor 40%

Sensitivity live

Price	-10% $601	-5% $590	+0% $579	+5% $568	+10% $557
Rent	-10% $496	-5% $538	+0% $579	+5% $620	+10% $662
Rate	-1.0pp $599	-0.5pp $589	base $579	+0.5pp $569	+1.0pp $559

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	45d	1	0.36mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	45d	1	0.45mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	45d	1	0.47mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	45d	1	0.70mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	45d	1	0.71mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	45d	1	0.78mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	45d	1	0.89mi
1091 N Oakcrest Ave Decatur, IL	2.0	1.0	672	$950	$1.41	45d	1	1.03mi
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	45d	1	1.21mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	22d	1	1.46mi

Listing history 4 events

1. 2026-06-22
   days on market $39,000 Active 4 DOM
2. 2026-06-19
   days on market $39,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $39,000 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: $311 · $26/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$287/yr (+$24/mo · 92.4%)

ⓘ 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: $12,543
• − Mortgage interest: −$2,185
• − Property taxes: −$311
• − Insurance: −$195
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,135
• Taxable income: $6,711
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,338/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 $39,000 CIBR

Property tax history

+0.3%/yr

Latest (2024): $311 · -2.7% YoY. Source: county tax records.