75 Whippoorwill Dr · Decatur, IL 62526

$69,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 11 Days on market

Built 1962 10,019 sqft lot $58/sqft · 25% below area Est $92k · 25% under ↓ 9% since listing

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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

Main floor living! This 3 bedroom 1 bath ranch on a corner lot in Meadowlark is a blank slate and ready for new owners. Step inside to a spacious living room that flows right into your dedicated dining room. There is a bonus space off of the living room that will make the perfect office or playroom. Down the hall are all 3 bedrooms and full bath. Selling AS-IS. Schedule your private showing today!

Key facts

• Bonus space
• Corner lot
• 0.23 acre lot

Tags

• CORNER LOT
• DEDICATED DINING ROOM
• BONUS SPACE

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 car)
• Utilities: Public water; Public sewer; Electric service available; Natural gas
• Home design: Single-family, one-story home; Entry level: One
• Construction: Vinyl and wood siding; Slab foundation; Built with asphalt shingle roof
• Exterior features: Asphalt shingle roof; Concrete road access; Lot approximately 0.23 acres

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas water heater; Oven; Range
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 16.0% 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: 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 32% 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 $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $60k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1962 — 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: 1.87% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.59%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $91,693
• List price: $69,000
• Delta: -24.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Whippoorwill Dr	0.00mi	3/1.0	1,192 (-1%)	1mo	$60,000	$50	98
3604 Hummingbird Drs	0.14mi	3/1.5	1,200 (0%)	0mo	$111,000	$93	91
78 Oriole Dr	0.05mi	3/1.0	1,173 (-2%)	17mo	$100,000	$85	79
3488 Dove Dr	0.24mi	3/2.0	1,218 (+2%)	13mo	$57,000	$47	72
56 Whippoorwill Dr	0.08mi	3/1.0	1,094 (-9%)	12mo	$99,897	$91	72
22 Tanager Dr	0.12mi	3/1.0	1,108 (-8%)	16mo	$30,000	$27	69
3480 Plover Dr	0.29mi	3/2.0	1,195 (-0%)	20mo	$131,000	$110	65
3484 Monarch Dr	0.34mi	3/2.0	1,220 (+2%)	18mo	$90,000	$74	63
3379 E Condor Dr	0.39mi	3/2.0	1,141 (-5%)	13mo	$128,000	$112	59
3278 E Dove Dr	0.33mi	4/1.0 (+1)	1,365 (+14%)	11mo	$117,000	$86	48

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: 31.5%
• Equity multiple: 2.38×
• Total profit: $26,595
• Equity at exit: $12,729

10-year hold

• IRR: 37.7%
• Equity multiple: 4.67×
• Total profit: $70,899
• Equity at exit: $10,244

Cash invested: $19,320 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $557

Break-even live

Break-even rent $584

Max offer price $69,000

Occupancy floor 52%

Sensitivity live

Price	-10% $596	-5% $576	+0% $557	+5% $537	+10% $518
Rent	-10% $455	-5% $506	+0% $557	+5% $608	+10% $659
Rate	-1.0pp $592	-0.5pp $574	base $557	+0.5pp $539	+1.0pp $521

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: $17,250
• Closing costs: $2,070
• 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	23d	1	1.15mi
1350 E Wellington Way Unit 1330-3A Decatur, IL	2.0	1.0	858	$825	$0.96	45d	1	1.26mi

Listing history 7 events

1. 2026-05-18
   status Pending 400-char remark
2. 2026-05-07
   listed $69,000 Active 400-char remark
3. 2023-02-28
   status Pending
4. 2023-02-28
   status Pending
5. 2023-02-24
   historical
6. 2023-02-10
   listed Active
7. 2023-02-10
   listed $66,000 Active

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$359/yr (+$30/mo · 42.3%)

ⓘ 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: $15,468
• − Mortgage interest: −$3,865
• − Property taxes: −$849
• − Insurance: −$345
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,007
• Taxable income: $5,927
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $5,261/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

-9.1% since first listed

9 events — show timeline

• 2026-06-04 Sold (Public Records) $60,000 Public Records
• 2026-06-01 Sold (MLS) $60,000 CIBR
• 2026-05-18 Pending — CIBR
• 2026-05-07 Listed $69,000 CIBR
• 2023-02-28 Pending — MRED as Distributed by MLS Grid
• 2023-02-28 Pending — CIBR
• 2023-02-24 Listing Removed — MRED as Distributed by MLS Grid
• 2023-02-10 Listed $66,000 CIBR
• 2023-02-10 Listed — MRED as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2024): $849 · -34.6% YoY. Source: county tax records.