2039 E Whitmer St · Decatur, IL 62521

$59,897

2 bd · 1.0 ba · 720 sqft · Other · 284 Days on market

Built 1943 5,227 sqft lot $83/sqft · 105% above area

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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 MLS

INVESTOR ALERT - THIS IS A 5 PACKAGE DEAL AND WILL ONLY BE SOLD AS SUCH - NO CHERRY PICKING OF INDIVIDUAL PROPERTY - $234,897 FOR A PACKAGE OF 5 HOMES. -2152 E DECATUR ST $800/MONTH -2039 E WHITMER $700/MONTH -1976 E WILLIAM ST $450/MONTH -1720 N GULICK $710/MONTH - 621 W SAWYER $625/MONTH MAJORITY OF TENANTS ARE LONG TERM TENANTS, UP TO 17 YEARS. MOST ARE UNDER RENTED, HUGE OPPORTUNITY FOR UPSIDE POTENTIAL.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 193 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $60k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,709 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $29,245
• List price: $59,897
• Delta: 104.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $11,518
• Equity at exit: $8,931

10-year hold

• IRR: 25.5%
• Equity multiple: 3.23×
• Total profit: $37,394
• Equity at exit: $5,179

Cash invested: $16,771 (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 62521

• Home prices YoY: -9.0%
• Active inventory: 193
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $333

Break-even live

Break-even rent $521

Max offer price $59,897

Occupancy floor 60%

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: $14,974
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	43d	1	0.59mi

Listing history 22 events

1. 2026-06-19
   days on market $59,897 Active 284 DOM
2. 2026-06-18
   days on market $59,897 Active 283 DOM
3. 2026-06-17
   days on market $59,897 Active 282 DOM
4. 2026-06-17
   price $59,897 Active 281 DOM
5. 2026-06-16
   days on market $39,897 Active 281 DOM
6. 2026-06-15
   days on market $39,897 Active 280 DOM
7. 2026-06-14
   days on market $39,897 Active 278 DOM
8. 2026-06-13
   days on market $39,897 Active 277 DOM
9. 2026-06-10
   days on market $39,897 Active 275 DOM
10. 2026-06-09
    days on market $39,897 Active 274 DOM
11. 2026-06-08
    days on market $39,897 Active 273 DOM
12. 2026-06-07
    days on market $39,897 Active 272 DOM
13. 2026-06-05
    days on market $39,897 Active 269 DOM
14. 2026-06-02
    days on market $39,897 Active 267 DOM
15. 2026-06-01
    days on market $39,897 Active 266 DOM
16. 2026-05-31
    days on market $39,897 Active 265 DOM
17. 2026-05-30
    days on market $39,897 Active 264 DOM
18. 2025-09-08
    listed $39,897 Active 422-char remark

    Show marketing remark (422 chars)

    INVESTOR ALERT - THIS IS A 5 PACKAGE DEAL AND WILL ONLY BE SOLD AS SUCH - NO CHERRY PICKING OF INDIVIDUAL PROPERTY - $234,897 FOR A PACKAGE OF 5 HOMES. -2152 E DECATUR ST $800/MONTH -2039 E WHITMER $700/MONTH -1976 E WILLIAM ST $450/MONTH -1720 N GULICK $710/MONTH - 621 W SAWYER $625/MONTH MAJORITY OF TENANTS ARE LONG TERM TENANTS, UP TO 17 YEARS. MOST ARE UNDER RENTED, HUGE OPPORTUNITY FOR UPSIDE POTENTIAL.

19. 2016-06-01
    soldstatus $20,000 229-char remark

    Show marketing remark (229 chars)

    Just two blocks from Nelson Park. Priced to sell. All appliances stay. Roof 4-5 yrs old. New sump pump. Bath updated in 2016. Furnace & AC '95. Enjoy the covered front porch and workshop area and cedar storage in basement.

20. 2016-06-01
    soldstatus $20,000

    Show marketing remark (229 chars)

    Just two blocks from Nelson Park. Priced to sell. All appliances stay. Roof 4-5 yrs old. New sump pump. Bath updated in 2016. Furnace & AC '95. Enjoy the covered front porch and workshop area and cedar storage in basement.

21. 2016-03-22
    listed $24,900 229-char remark

    Show marketing remark (229 chars)

    Just two blocks from Nelson Park. Priced to sell. All appliances stay. Roof 4-5 yrs old. New sump pump. Bath updated in 2016. Furnace & AC '95. Enjoy the covered front porch and workshop area and cedar storage in basement.

22. 2016-03-22
    listed $24,900

    Show marketing remark (229 chars)

    Just two blocks from Nelson Park. Priced to sell. All appliances stay. Roof 4-5 yrs old. New sump pump. Bath updated in 2016. Furnace & AC '95. Enjoy the covered front porch and workshop area and cedar storage in basement.

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$246/yr (+$21/mo · 28.4%)

ⓘ 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 ≥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: $11,307
• − Mortgage interest: −$3,355
• − Property taxes: −$868
• − Insurance: −$299
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,742
• Taxable income: $3,233
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,220/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): 32,665
• Household income: $66,337
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 640.0

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 (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -17.96%
• Current HPI: 180.9274
• 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

+60.2% since first listed

5 events — show timeline

• 2025-09-08 Listed $39,897 CIBR
• 2016-06-01 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2016-06-01 Sold (MLS) $20,000 CIBR
• 2016-03-22 Listed $24,900 MRED as Distributed by MLS Grid
• 2016-03-22 Listed $24,900 CIBR

Property tax history

+1.8%/yr

Latest (2024): $868 · +0.8% YoY. Source: county tax records.