2598 N Church St · Decatur, IL 62526

$57,900

3 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 2 Days on market

Built 1920 6,320 sqft lot Est $64k · 10% 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 +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Whether you’re ready to become a homeowner or searching for a solid addition to your investment portfolio, this property is a fantastic opportunity. This charming bungalow features a spacious living room, a generously sized eat-in kitchen, three bedrooms, and one full bathroom. Additional highlights include a covered front porch—perfect for relaxing—and a garage/storage shed for extra convenience. With just a bit of TLC, you can move in and make updates at your own pace. Property is being sold as-is. Home is in walking distance to the YMCA, Medical facilities, Coffee Shops, Schools and much more

Key facts

• Covered front porch
• Garage storage shed
• 6,320 sq ft lot

Tags

• COVERED FRONT PORCH
• GARAGE STORAGE SHED
• WALKING DISTANCE TO YMCA
• WALKING DISTANCE TO SCHOOLS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1920; One main living level with upper, lower and basement levels
• Construction: Original construction (not new); Total building area reported as 1021
• Exterior features: Corner, level lot; Shingle roof

Interior

• Kitchen: Kitchen on main level (vinyl flooring)
• Bedrooms: Three bedrooms; Bedroom 1 on main level (approx. 12.8 x 11.6) with egress window; Bedroom 2 on main level (approx. 11.11 x 10.6) with egress window; Bedroom 3 on main level (approx. 11.1 x 10.5) with egress window
• Flooring: Hardwood flooring in main living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Full, unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 17.3% 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: 135 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 (-2.2%/yr); year-one equity from $400 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 (-2.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $58k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,900

Questions for the listing agent

1. Built in 1920 — 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: 1.93% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.46%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $64,323
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
377 Burtschi Ct	0.55mi	3/1.0	1,001 (-2%)	3mo	$25,000	$25	68
17 West Dr	0.48mi	2/1.0 (-1)	1,008 (-1%)	4mo	$40,000	$40	67
2238 Water St	0.33mi	3/1.0	924 (-10%)	5mo	$77,500	$84	65
18 Maple Ct	0.61mi	2/1.5 (-1)	1,040 (+2%)	1mo	$105,000	$101	60
777 W Harper Ave	0.64mi	2/1.0 (-1)	1,003 (-2%)	2mo	$88,000	$88	60
67 Maple Ct	0.54mi	2/1.0 (-1)	952 (-7%)	1mo	$64,500	$68	58
522 Garfield Ave	0.67mi	2/1.0 (-1)	1,048 (+3%)	4mo	$20,000	$19	57
540 Pierson Ave	0.45mi	2/1.0 (-1)	895 (-12%)	4mo	$56,500	$63	50
1915 Monroe St	0.69mi	2/1.0 (-1)	1,064 (+4%)	7mo	$47,500	$45	50
520 E Kellar Ln	0.47mi	2/1.0 (-1)	900 (-12%)	10mo	$78,000	$87	45
1920 Gebhart Ct	0.66mi	2/1.0 (-1)	873 (-14%)	4mo	$52,000	$60	36
28 North Dr	0.48mi	2/1.0 (-1)	1,164 (+14%)	16mo	$12,500	$11	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 2.63×
• Total profit: $26,481
• Equity at exit: $10,681

10-year hold

• IRR: 42.7%
• Equity multiple: 5.22×
• Total profit: $68,419
• Equity at exit: $8,596

Cash invested: $16,212 (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 62526

• Home prices YoY: -1.2%
• Active inventory: 135
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$304
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $533

Break-even live

Break-even rent $442

Max offer price $57,900

Occupancy floor 47%

Sensitivity live

Price	-10% $566	-5% $549	+0% $533	+5% $517	+10% $500
Rent	-10% $445	-5% $489	+0% $533	+5% $577	+10% $621
Rate	-1.0pp $562	-0.5pp $548	base $533	+0.5pp $518	+1.0pp $503

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	45d	1	0.43mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	45d	1	0.54mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	45d	1	0.60mi
927 E Harrison Ave Decatur, IL	2.0	1.0	720	$675	$0.94	22d	1	0.81mi
644 W Division St Decatur, IL	3.0	2.0	1365	$1,200	$0.88	45d	1	0.84mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	45d	1	1.09mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	45d	1	1.23mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	45d	1	1.29mi
1729 N Woodford St Decatur, IL	2.0	1.0	728	$825	$1.13	45d	1	1.34mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	45d	1	1.44mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	45d	1	1.47mi

Listing history 3 events

1. 2026-06-19
   days on market $57,900 Active 2 DOM
2. 2026-06-18
   remarks 602-char remark
3. 2026-06-18
   listed $57,900 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: $262 · $22/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$526/yr (+$44/mo · 201.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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: $13,407
• − Mortgage interest: −$3,243
• − Property taxes: −$262
• − Insurance: −$290
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,684
• Taxable income: $5,783
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,009/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): 30,483
• Household income: $49,062
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1041.0

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 (68%)
• Race & ethnicity: White 68% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -2.21%
• Current HPI: 182.871
• 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

+65.4% since first listed

5 events — show timeline

• 2026-06-17 Listed $57,900 CIBR
• 2026-06-17 Listed $57,900 RMLSA as Distributed by MLS Grid
• 2022-10-10 Sold (MLS) $35,000 CIBR
• 2022-09-28 Listed $35,000 CIBR
• 2020-01-10 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-13.4%/yr

Latest (2024): $262 · -2.7% YoY. Source: county tax records.