1135 E Johns Ave · Decatur, IL 62521

$64,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 4 Days on market

Built 1966 6,700 sqft lot

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

BACK ON MARKET, FINANCING FELL THRU. spacious living room and kitchen with lots of cabinets for storage. both bedrooms have original hardwood floors.Roof appox 3 years old.Back yard backs up to Pigott field. NO CFD CONTRACTS

Key facts

• Spacious kitchen
• Convenient location
• Fenced backyard

Tags

• SPACIOUS KITCHEN
• FENCED BACKYARD
• DETACHED GARAGE
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Asphalt road access; Shingle roof

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range, Refrigerator; Gas water heater; Crawl space basement
• Laundry & utility: Washer and Dryer; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $65k).
• Cap rate 11.8% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 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 $18k 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.
• 5 sale attempts since 3y 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 $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1966 — 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: 1.41% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $37,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 E Decatur St	0.12mi	2/1.0	1,056 (+5%)	5mo	$40,000	$38	83
905 E Clay St	0.20mi	2/1.0	1,064 (+6%)	1mo	$75,000	$70	81
1536 E Main St	0.38mi	2/1.0	972 (-4%)	1mo	$35,000	$36	76
125 S 16 St	0.37mi	2/1.0	988 (-2%)	4mo	$31,000	$31	76
1252 E Whitmer St	0.24mi	2/1.0	861 (-15%)	0mo	$26,000	$30	64
1511 E Main St	0.34mi	2/1.0	883 (-12%)	5mo	$20,500	$23	59
425 N 18th St	0.67mi	2/1.0	1,056 (+5%)	4mo	$40,000	$38	58
1714 Lawrence St	0.44mi	2/1.0	867 (-14%)	1mo	$33,000	$38	55
1705 North St	0.60mi	2/1.0	892 (-12%)	1mo	$33,000	$37	52
1105 S Jasper St	0.59mi	2/1.0	887 (-12%)	1mo	$34,500	$39	52
1872 Shady Crest St	0.71mi	3/1.0 (+1)	947 (-6%)	4mo	$25,000	$26	49
1958 E Main St	0.65mi	3/1.0 (+1)	909 (-10%)	1mo	$30,000	$33	48

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $8,343
• Equity at exit: $9,677

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $31,554
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$340
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $296

Break-even live

Break-even rent $542

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $333	-5% $314	+0% $296	+5% $278	+10% $259
Rent	-10% $224	-5% $260	+0% $296	+5% $332	+10% $369
Rate	-1.0pp $329	-0.5pp $313	base $296	+0.5pp $279	+1.0pp $262

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	45d	1	0.08mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	45d	1	0.12mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	45d	1	0.21mi
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	45d	1	0.28mi
698 S Stone St Decatur, IL	2.0	1.0	900	$795	$0.88	45d	1	0.30mi
1455 E Whitmer St Decatur, IL	2.0	1.0	1050	$915	$0.87	45d	1	0.35mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	45d	1	0.39mi
1524 E Prairie St Decatur, IL	3.0	1.0	1400	$1,250	$0.89	45d	1	0.39mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	45d	1	0.41mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	45d	1	0.43mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	45d	1	0.48mi
1718 E Cantrell St Decatur, IL	3.0	2.0	900	$1,000	$1.11	45d	1	0.54mi
2135 E Prairie St Decatur, IL	2.0	1.0	1127	$1,100	$0.98	45d	1	0.79mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	45d	1	0.79mi
520 S Church St Decatur, IL	3.0	1.5	1250	$1,199	$0.96	15d	1	0.83mi
150 W Wood St Decatur, IL	1.0	1.0	1228	$1,100	$0.90	45d	1	0.84mi
1035 S Main St Decatur, IL	2.0	1.0	847	$880	$1.04	15d	7	0.99mi
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	15d	1	1.20mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	45d	1	1.34mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	45d	1	1.44mi
1729 N Woodford St Decatur, IL	2.0	1.0	728	$825	$1.13	45d	1	1.46mi

Listing history 5 events

1. 2026-06-19
   days on market $64,900 Active 4 DOM
2. 2026-06-18
   days on market $64,900 Active 3 DOM
3. 2026-06-17
   days on market $64,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $64,900 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: $729 · $61/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$372/yr (+$31/mo · 51.0%)

ⓘ 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 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: $11,001
• − Mortgage interest: −$3,635
• − Property taxes: −$729
• − Insurance: −$324
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,888
• Taxable income: $2,664
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $2,914/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

+18.0% since first listed

13 events — show timeline

• 2026-06-15 Listed $64,900 CIBR
• 2023-10-04 Sold (Public Records) $55,000 Public Records
• 2023-10-03 Sold (MLS) $55,000 CIBR
• 2023-10-03 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2023-09-25 Pending — MRED as Distributed by MLS Grid
• 2023-09-25 Pending — CIBR
• 2023-08-31 Relisted — CIBR
• 2023-08-31 Relisted — MRED as Distributed by MLS Grid
• 2023-08-20 Delisted — CIBR
• 2023-07-17 Pending — CIBR
• 2023-07-17 Pending — MRED as Distributed by MLS Grid
• 2023-07-13 Listed $55,000 CIBR
• 2023-07-13 Listed $55,000 MRED as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2024): $729 · -32.6% YoY. Source: county tax records.