225 W William St #5 · Decatur, IL 62522

$65,000

1 bd · 1.0 ba · 866 sqft · Condo · 16 Days on market

Built 1925 Good condition

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Why this score? — see what drove the F 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).

• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Schools +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo living in walking distance from newly renovated downtown Decatur. Newer energy efficient windows, updated electrical, Amish kitchen, and beautiful hardwood flooring. Private storage in basement. All appliances stay. Monthly $354 includes heat, water, hot water, cable, sewer, bldg. maintenance, and property taxes.

Key facts

• Large windows
• Remodeled bathroom
• Natural light

Tags

• HISTORIC COMMODORE BUILDING
• REFRESHED KITCHEN
• REMODELED BATHROOM
• TILED SHOWER
• LARGE WINDOWS
• NATURAL LIGHT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story
• Construction: Brick construction; Rubber roof
• Exterior features: Rear porch; Private maintained road access; Private road frontage

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Unfinished full basement; Microwave; Oven; Range; Refrigerator; Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.3% vs local median 7.0% in Decatur — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 75 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 $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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 2.29%
• Cash-on-cash: -14.31%
• DSCR: 0.36
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -42.5%
• Equity multiple: -0.32×
• Total profit: $-24,058
• Equity at exit: $9,692

10-year hold

• IRR: -66.5%
• Equity multiple: -1.06×
• Total profit: $-37,548
• Equity at exit: $5,620

Cash invested: $18,200 (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 62522

• Home prices YoY: -16.9%
• Active inventory: 75
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $874 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA est. from 1 same-building comp: −$458
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-217

Break-even live

Break-even rent $1,148

Max offer price $33,602

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-195	+0% $-217	+5% $-239	+10% $-262
Rent	-10% $-286	-5% $-251	+0% $-217	+5% $-182	+10% $-148
Rate	-1.0pp $-184	-0.5pp $-200	base $-217	+0.5pp $-234	+1.0pp $-251

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	44d	1	0.50mi
1035 S Main St Decatur, IL	2.0	1.0	847	$880	$1.04	14d	7	0.88mi
1237 E Johns Ave Decatur, IL	2.0	1.0	1000	$895	$0.90	44d	1	1.03mi
1245 Sedgwick St Decatur, IL	2.0	1.0	1055	$895	$0.85	44d	1	1.06mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	1.06mi
347 N Stone St Decatur, IL	2.0	1.0	850	$875	$1.03	44d	1	1.07mi
1304 E Lawrence St Decatur, IL	2.0	1.0	850	$850	$1.00	44d	1	1.11mi
165 S East Ave Unit NA Decatur, IL	2.0	1.0	850	$800	$0.94	44d	1	1.15mi
698 S Stone St Decatur, IL	2.0	1.0	900	$795	$0.88	44d	1	1.20mi
1455 E Whitmer St Decatur, IL	2.0	1.0	1050	$915	$0.87	44d	1	1.25mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	44d	1	1.27mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewerelectriccable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-19
   days on market $65,000 Active 16 DOM
2. 2026-06-18
   days on market $65,000 Active 15 DOM
3. 2026-06-17
   days on market $65,000 Active 14 DOM
4. 2026-06-16
   days on market $65,000 Active 13 DOM
5. 2026-06-15
   days on market $65,000 Active 12 DOM
6. 2026-06-14
   days on market $65,000 Active 10 DOM
7. 2026-06-13
   days on market $65,000 Active 9 DOM
8. 2026-06-10
   days on market $65,000 Active 7 DOM
9. 2026-06-09
   days on market $65,000 Active 6 DOM
10. 2026-06-08
    days on market $65,000 Active 5 DOM
11. 2026-06-07
    days on market $65,000 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $10,484
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$839
• − Management: −$839
• − HOA: −$5,496
• − Depreciation: −$1,891
• Taxable loss: −$3,521
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $-1,759/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready condo in the historic Commodore Building offers a blend of classic charm and modern updates, making it an attractive investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both update flooring in kitchen and bathrooms — modernizes spaces and improves aesthetics
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both update flooring in kitchen and bathrooms — modernizes spaces and improves aesthetics ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 15,185
• Household income: $50,669
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 321.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, China, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.64%
• Current HPI: 180.7847
• 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

+81.1% since first listed

7 events — show timeline

• 2026-06-03 Listed $65,000 CIBR
• 2017-04-07 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2017-04-07 Sold (MLS) $35,000 CIBR
• 2017-03-03 Listed $35,900 MRED as Distributed by MLS Grid
• 2017-03-03 Listed $35,900 CIBR
• 2016-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2015-03-03 Listing Removed — MRED as Distributed by MLS Grid