128 N Hilton St · Decatur, IL 62521

$34,000

4 bd · 1.0 ba · 1,648 sqft · Other · 86 Days on market

Built 1915 3,920 sqft lot $21/sqft · 12% above area Est $30k · 12% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $32k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.6% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.41% ✓
• Cap rate: 29.65%
• Cash-on-cash: 83.41%
• DSCR: 4.71
• GRM: 2.4

CMA / ARV

• ARV (median comp): $30,312
• List price: $34,000
• Delta: 12.17%
• 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: 76.4%
• Equity multiple: 4.48×
• Total profit: $33,160
• Equity at exit: $5,070

10-year hold

• IRR: 80.1%
• Equity multiple: 9.28×
• Total profit: $78,844
• Equity at exit: $2,940

Cash invested: $9,520 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$178
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$14
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $606

Break-even live

Break-even rent $392

Max offer price $34,000

Occupancy floor 43%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	43d	1	0.46mi
1524 E Prairie St Decatur, IL	3.0	1.0	1400	$1,250	$0.89	43d	1	0.54mi
520 S Church St Decatur, IL	3.0	1.5	1250	$1,199	$0.96	13d	1	0.64mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	43d	1	1.11mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	43d	1	1.17mi

Listing history 36 events

1. 2026-06-19
   days on market $34,000 Active 86 DOM
2. 2026-06-18
   days on market $34,000 Active 85 DOM
3. 2026-06-17
   days on market $34,000 Active 84 DOM
4. 2026-06-16
   days on market $34,000 Active 83 DOM
5. 2026-06-15
   days on market $34,000 Active 82 DOM
6. 2026-06-14
   days on market $34,000 Active 80 DOM
7. 2026-06-13
   days on market $34,000 Active 79 DOM
8. 2026-06-10
   days on market $34,000 Active 77 DOM
9. 2026-06-09
   days on market $34,000 Active 76 DOM
10. 2026-06-08
    days on market $34,000 Active 75 DOM
11. 2026-06-07
    days on market $34,000 Active 74 DOM
12. 2026-06-05
    days on market $34,000 Active 71 DOM
13. 2026-06-02
    days on market $34,000 Active 69 DOM
14. 2026-06-01
    days on market $34,000 Active 68 DOM
15. 2026-05-31
    days on market $34,000 Active 67 DOM
16. 2026-05-30
    days on market $34,000 Active 66 DOM
17. 2026-05-08
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

18. 2026-04-20
    status Active 152-char remark

    Show marketing remark (152 chars)

    Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

19. 2026-03-19
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

20. 2026-03-12
    price $34,000 152-char remark

    Show marketing remark (152 chars)

    Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

21. 2026-02-03
    listed $39,000 Active 152-char remark

    Show marketing remark (152 chars)

    Bring your ideas and tool belt and come see what you can imagine with this property. A great home in the middle of town is just waiting for its new era!

22. 2024-02-12
    soldstatus $90,000 169-char remark

    Show marketing remark (169 chars)

    Sold as package: 509 E. Stuart Ave. Decatur, IL 62526 (04-12-11-156-012) and 341 N. 20th St. Decatur, IL 62521 (04-12-13-131-009). Sold as open. Room sizes not accurate.

23. 2024-02-12
    soldstatus $90,000

    Show marketing remark (169 chars)

    Sold as package: 509 E. Stuart Ave. Decatur, IL 62526 (04-12-11-156-012) and 341 N. 20th St. Decatur, IL 62521 (04-12-13-131-009). Sold as open. Room sizes not accurate.

24. 2024-02-12
    listed $90,000 169-char remark

    Show marketing remark (169 chars)

    Sold as package: 509 E. Stuart Ave. Decatur, IL 62526 (04-12-11-156-012) and 341 N. 20th St. Decatur, IL 62521 (04-12-13-131-009). Sold as open. Room sizes not accurate.

25. 2024-02-06
    soldstatus $90,000
26. 2019-09-19
    soldstatus $21,000
27. 2018-03-12
    soldstatus $170,000
28. 2018-02-23
    soldstatus $6,000
29. 2018-02-23
    soldstatus $6,000
30. 2017-02-10
    listed $19,900
31. 2017-02-10
    listed $19,900
32. 2015-09-02
    soldstatus $186,000
33. 2015-09-02
    soldstatus $290,000
34. 2009-02-18
    soldstatus $420,000
35. 2009-02-17
    soldstatus $19,091
36. 2009-02-16
    listed $20,000

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $755 · $63/mo
• Expected delta: +$17/yr (+$1/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $13,909
• − Mortgage interest: −$1,905
• − Property taxes: −$738
• − Insurance: −$836
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$989
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $5,542/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

+70.0% since first listed

20 events — show timeline

• 2026-05-08 Pending — CIBR
• 2026-04-20 Relisted — CIBR
• 2026-03-19 Pending — CIBR
• 2026-03-12 Price Changed $34,000 CIBR
• 2026-02-03 Listed $39,000 CIBR
• 2024-02-12 Listed $90,000 MRED as Distributed by MLS Grid
• 2024-02-12 Sold (MLS) $90,000 CIBR
• 2024-02-12 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2024-02-06 Sold (Public Records) $90,000 Public Records
• 2019-09-19 Sold (Public Records) $21,000 Public Records
• 2018-03-12 Sold (Public Records) $170,000 Public Records
• 2018-02-23 Sold (MLS) $6,000 MRED as Distributed by MLS Grid
• 2018-02-23 Sold (MLS) $6,000 CIBR
• 2017-02-10 Listed $19,900 MRED as Distributed by MLS Grid
• 2017-02-10 Listed $19,900 CIBR
• 2015-09-02 Sold (Public Records) $290,000 Public Records
• 2015-09-02 Sold (Public Records) $186,000 Public Records
• 2009-02-18 Sold (Public Records) $420,000 Public Records
• 2009-02-17 Sold (MLS) $19,091 MRED as Distributed by MLS Grid
• 2009-02-16 Listed $20,000 MRED as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $738 · +0.8% YoY. Source: county tax records.