2104 E Whitmer St · Decatur, IL 62521

$59,900

2 bd · 1.0 ba · 725 sqft · Other · 16 Days on market

Built 1950 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Repairs Mostly Completed! This bungalow was recently repaired with new roof, new vinyl siding, freshly interior paint, refinished hardwood floors and new kitchen cabinets. Exterior Fire damages include damages to new siding, roof and the garage was completely burned down. The interior offers a living room, kitchen, gutted bathroom and 2 bedrooms. Other amenities include a full unfinished basement. This property is eligible under the Freddie mac First Look Initiative through 09/06/2025. Deadline to submit buyers highest and best offer is 3/3/26 12pm.

Key facts

• Interior remodel
• New siding
• Stainless appliances

Tags

• INTERIOR REMODEL
• NEW ROOF
• NEW SIDING
• MAJORITY OF WINDOWS REPLACED
• NEW CABINETS
• STAINLESS APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built as single-story (one level)
• Exterior features: Concrete and gravel driveway/road surface; Workshop on property

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; No cooling
• Interior features: Unfinished full basement with sump pump; 4 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 1 comparable units currently listed for rent nearby; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% 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 $414 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $60k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.57% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.3

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $12,389
• Equity at exit: $8,931

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $39,249
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $347

Break-even live

Break-even rent $501

Max offer price $59,900

Occupancy floor 58%

Sensitivity live

Price	-10% $381	-5% $364	+0% $347	+5% $330	+10% $313
Rent	-10% $273	-5% $310	+0% $347	+5% $384	+10% $421
Rate	-1.0pp $377	-0.5pp $362	base $347	+0.5pp $331	+1.0pp $316

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	45d	1	0.64mi

Listing history 13 events

1. 2026-06-19
   days on market $59,900 Active 16 DOM
2. 2026-06-18
   days on market $59,900 Active 15 DOM
3. 2026-06-17
   days on market $59,900 Active 14 DOM
4. 2026-06-16
   days on market $59,900 Active 13 DOM
5. 2026-06-15
   days on market $59,900 Active 12 DOM
6. 2026-06-14
   days on market $59,900 Active 10 DOM
7. 2026-06-13
   pricedays on market $59,900 Active 9 DOM
8. 2026-06-10
   days on market $64,900 Active 7 DOM
9. 2026-06-09
   days on market $64,900 Active 6 DOM
10. 2026-06-08
    days on market $64,900 Active 5 DOM
11. 2026-06-07
    days on market $64,900 Active 4 DOM
12. 2026-06-05
    remarks 486-char remark
13. 2026-06-05
    listed $64,900 Active 1 DOM

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$338/yr (+$28/mo · 49.3%)

ⓘ 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: $11,286
• − Mortgage interest: −$3,355
• − Property taxes: −$684
• − Insurance: −$300
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$1,743
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,347/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

+85.4% since first listed

31 events — show timeline

• 2026-06-02 Listed $64,900 CIBR
• 2026-04-07 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2026-04-07 Sold (MLS) $20,000 CIBR
• 2026-03-04 Pending — CIBR
• 2026-03-04 Pending — RMLSA as Distributed by MLS Grid
• 2026-02-24 Price Changed $19,900 CIBR
• 2026-02-24 Relisted — RMLSA as Distributed by MLS Grid
• 2026-02-06 Relisted — CIBR
• 2026-02-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-27 Price Changed $24,900 CIBR
• 2026-01-27 Price Changed $24,900 RMLSA as Distributed by MLS Grid
• 2026-01-02 Price Changed $29,900 CIBR
• 2026-01-02 Price Changed $29,900 RMLSA as Distributed by MLS Grid
• 2025-12-04 Price Changed $34,900 RMLSA as Distributed by MLS Grid
• 2025-12-04 Price Changed $34,900 CIBR
• 2025-10-22 Price Changed $39,900 CIBR
• 2025-10-22 Price Changed $39,900 RMLSA as Distributed by MLS Grid
• 2025-09-22 Price Changed $44,900 CIBR
• 2025-09-22 Price Changed $44,900 RMLSA as Distributed by MLS Grid
• 2025-08-11 Price Changed $52,900 RMLSA as Distributed by MLS Grid
• 2025-08-11 Price Changed $52,900 CIBR
• 2025-08-06 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2025-08-06 Listed $69,900 CIBR
• 2016-08-08 Sold (Public Records) $38,000 Public Records
• 2016-08-05 Sold (MLS) $38,000 CIBR
• 2016-08-05 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2016-06-13 Listed $39,900 CIBR
• 2016-06-13 Listed $39,900 MRED as Distributed by MLS Grid
• 2015-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2014-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-05-07 Sold (Public Records) $35,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $684 · +4.1% YoY. Source: county tax records.