1760 E Clay St · Decatur, IL 62521

$29,950

3 bd · 1.0 ba · 1,086 sqft · Other · 162 Days on market

Built 1920 $28/sqft · 25% below area Est $40k · 25% under

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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
• 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

1760 E Clay St, Decatur, IL 62521 — 3-bedroom, 1-bath single-family home with 1,086 sq ft, ideal for a buy-and-hold investor. The property requires approximately $32,500 in rehab and offers solid long-term rental potential in an established Decatur neighborhood close to schools, shopping, and major roadways. Click here to view all pictures: https://drive. google.com/drive/folders/1On7EzghkQ6J6euGiwxM3xgsIaZj-PCAo

Key facts

• Close to schools
• Close to shopping
• Built 1920

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 18% 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 $208 of loan paydown is wiped out by about $898 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.32% ✓
• Cap rate: 28.02%
• Cash-on-cash: 77.60%
• DSCR: 4.45
• GRM: 2.5

CMA / ARV

• ARV (median comp): $40,000
• List price: $29,950
• Delta: -25.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 77.7%
• Equity multiple: 4.54×
• Total profit: $29,721
• Equity at exit: $4,466

10-year hold

• IRR: 81.2%
• Equity multiple: 9.41×
• Total profit: $70,503
• Equity at exit: $2,590

Cash invested: $8,386 (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: 2.5×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$157
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $542

Break-even live

Break-even rent $306

Max offer price $29,950

Occupancy floor 40%

Sensitivity live

Price	-10% $559	-5% $551	+0% $542	+5% $534	+10% $525
Rent	-10% $464	-5% $503	+0% $542	+5% $581	+10% $621
Rate	-1.0pp $557	-0.5pp $550	base $542	+0.5pp $535	+1.0pp $527

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	44d	1	0.20mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	44d	1	0.25mi
1524 E Prairie St Decatur, IL	3.0	1.0	1400	$1,250	$0.89	44d	1	0.27mi
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	44d	1	0.36mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	44d	1	0.37mi
2135 E Prairie St Decatur, IL	2.0	1.0	1127	$1,100	$0.98	44d	1	0.38mi
1455 E Whitmer St Decatur, IL	2.0	1.0	1050	$915	$0.87	44d	1	0.40mi
698 S Stone St Decatur, IL	2.0	1.0	900	$795	$0.88	44d	1	0.40mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	44d	1	0.41mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	44d	1	0.42mi
1718 E Cantrell St Decatur, IL	3.0	2.0	900	$1,000	$1.11	44d	1	0.43mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	44d	1	0.45mi
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	14d	1	0.77mi
759 E Lawrence St Decatur, IL	3.0	1.0	1080	$695	$0.64	44d	1	0.79mi
803 E Whitmer St Decatur, IL	3.0	1.0	900	$935	$1.04	44d	1	0.80mi
520 S Church St Decatur, IL	3.0	1.5	1250	$1,199	$0.96	14d	1	1.26mi
1035 S Main St Decatur, IL	2.0	1.0	847	$880	$1.04	14d	7	1.38mi
1729 N Woodford St Decatur, IL	2.0	1.0	728	$825	$1.13	44d	1	1.38mi

Listing history 17 events

1. 2026-06-19
   days on market $29,950 Active 162 DOM
2. 2026-06-18
   days on market $29,950 Active 161 DOM
3. 2026-06-17
   days on market $29,950 Active 160 DOM
4. 2026-06-16
   days on market $29,950 Active 159 DOM
5. 2026-06-15
   days on market $29,950 Active 158 DOM
6. 2026-06-14
   days on market $29,950 Active 156 DOM
7. 2026-06-13
   days on market $29,950 Active 155 DOM
8. 2026-06-10
   days on market $29,950 Active 153 DOM
9. 2026-06-09
   days on market $29,950 Active 152 DOM
10. 2026-06-08
    days on market $29,950 Active 151 DOM
11. 2026-06-07
    days on market $29,950 Active 150 DOM
12. 2026-06-05
    days on market $29,950 Active 147 DOM
13. 2026-06-02
    days on market $29,950 Active 145 DOM
14. 2026-06-01
    days on market $29,950 Active 144 DOM
15. 2026-05-31
    days on market $29,950 Active 143 DOM
16. 2026-05-30
    days on market $29,950 Active 142 DOM
17. 2026-01-06
    listed $29,950 Active 422-char remark

    Show marketing remark (422 chars)

    1760 E Clay St, Decatur, IL 62521 — 3-bedroom, 1-bath single-family home with 1,086 sq ft, ideal for a buy-and-hold investor. The property requires approximately $32,500 in rehab and offers solid long-term rental potential in an established Decatur neighborhood close to schools, shopping, and major roadways. Click here to view all pictures: https://drive. google.com/drive/folders/1On7EzghkQ6J6euGiwxM3xgsIaZj-PCAo

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $11,914
• − Mortgage interest: −$1,678
• − Property taxes: −$871
• − Insurance: −$150
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$871
• Taxable income: $6,439
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $4,962/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

1 event — show timeline

• 2026-01-06 Listed $29,950 Fizber.com

Property tax history

+1.2%/yr

Latest (2024): $871 · +0.8% YoY. Source: county tax records.