80 Phillips Dr · Decatur, IL 62521

$102,900

3 bd · 1.0 ba · 957 sqft · Other · 102 Days on market

Built 1958 0.52 ac lot $108/sqft · at area comps Est $106k · at est. ↓ 15% since listing

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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 +23.7/30.0
• ARV discount +8.6/15.0
• DSCR +7.6/10.0
• 1% rule +6.4/10.0
• 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

Welcome home to this newly refinished 3bedroom ranch in South Shores! This home offers many upgrades inside and out. New siding and windows offer great curb appeal! Inside you’ll find new vinyl plank flooring and fresh paint. An open concept allows the kitchen to flow to the living room! Upstairs washer and dryer hook ups make laundry day simple!! The basement is a blank canvas to make the most of the space. New HVAC and furnace. 1/2 acre lot gives a large backyard for more possibilities!!

Key facts

• New siding
• Fresh paint
• Open concept

Tags

• NEW SIDING
• NEW WINDOWS
• NEW VINYL PLANK FLOORING
• FRESH PAINT
• OPEN CONCEPT
• BLANK CANVAS BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $103k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 7.0% in Decatur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $711 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,639 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.14% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (median comp): $105,502
• List price: $102,900
• Delta: -2.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,152
• Equity at exit: $15,343

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $12,593
• Equity at exit: $8,897

Cash invested: $28,812 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $196

Break-even live

Break-even rent $926

Max offer price $102,900

Occupancy floor 78%

Sensitivity live

Price	-10% $254	-5% $225	+0% $196	+5% $167	+10% $138
Rent	-10% $103	-5% $150	+0% $196	+5% $243	+10% $289
Rate	-1.0pp $248	-0.5pp $222	base $196	+0.5pp $169	+1.0pp $142

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   statusdays on market $102,900 Pending 102 DOM
2. 2026-06-14
   days on market $102,900 Active Under Contract 100 DOM
3. 2026-06-13
   days on market $102,900 Active Under Contract 99 DOM
4. 2026-06-10
   days on market $102,900 Active Under Contract 97 DOM
5. 2026-06-09
   days on market $102,900 Active Under Contract 96 DOM
6. 2026-06-08
   days on market $102,900 Active Under Contract 95 DOM
7. 2026-06-07
   days on market $102,900 Active Under Contract 94 DOM
8. 2026-06-05
   days on market $102,900 Active Under Contract 91 DOM
9. 2026-06-02
   days on market $102,900 Active Under Contract 89 DOM
10. 2026-06-01
    days on market $102,900 Active Under Contract 88 DOM
11. 2026-05-31
    statusdays on market $102,900 Active Under Contract 87 DOM
12. 2026-05-30
    days on market $102,900 Active 86 DOM
13. 2026-04-28
    price $109,900 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this newly refinished 3bedroom ranch in South Shores! This home offers many upgrades inside and out. New siding and windows offer great curb appeal! Inside you’ll find new vinyl plank flooring and fresh paint. An open concept allows the kitchen to flow to the living room! Upstairs washer and dryer hook ups make laundry day simple!! The basement is a blank canvas to make the most of the space. New HVAC and furnace. 1/2 acre lot gives a large backyard for more possibilities!!

14. 2026-04-06
    price $114,900 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this newly refinished 3bedroom ranch in South Shores! This home offers many upgrades inside and out. New siding and windows offer great curb appeal! Inside you’ll find new vinyl plank flooring and fresh paint. An open concept allows the kitchen to flow to the living room! Upstairs washer and dryer hook ups make laundry day simple!! The basement is a blank canvas to make the most of the space. New HVAC and furnace. 1/2 acre lot gives a large backyard for more possibilities!!

15. 2026-03-23
    price $122,900 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this newly refinished 3bedroom ranch in South Shores! This home offers many upgrades inside and out. New siding and windows offer great curb appeal! Inside you’ll find new vinyl plank flooring and fresh paint. An open concept allows the kitchen to flow to the living room! Upstairs washer and dryer hook ups make laundry day simple!! The basement is a blank canvas to make the most of the space. New HVAC and furnace. 1/2 acre lot gives a large backyard for more possibilities!!

16. 2026-03-04
    listed $129,900 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this newly refinished 3bedroom ranch in South Shores! This home offers many upgrades inside and out. New siding and windows offer great curb appeal! Inside you’ll find new vinyl plank flooring and fresh paint. An open concept allows the kitchen to flow to the living room! Upstairs washer and dryer hook ups make laundry day simple!! The basement is a blank canvas to make the most of the space. New HVAC and furnace. 1/2 acre lot gives a large backyard for more possibilities!!

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $2,060 · $172/mo
• Expected delta: +$275/yr (+$23/mo · 15.4%)

ⓘ 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: $14,087
• − Mortgage interest: −$5,764
• − Property taxes: −$1,785
• − Insurance: −$514
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,993
• Taxable income: $776
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,167/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

-15.4% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $109,900 CIBR
• 2026-04-06 Price Changed $114,900 CIBR
• 2026-03-23 Price Changed $122,900 CIBR
• 2026-03-04 Listed $129,900 CIBR

Property tax history

+1.5%/yr

Latest (2024): $1,785 · +2.1% YoY. Source: county tax records.