2285 W Center St · Decatur, IL 62526

$70,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 53 Days on market

Built 1890 0.47 ac lot $69/sqft · 24% below area Est $92k · 24% under ↓ 5% since listing

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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
• 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

This well-maintained home offers solid updates and great outdoor space, making it a perfect opportunity for homeowners or investors alike. Major mechanicals have already been taken care of, including a furnace, central air, and water heater all approximately 5 years old, along with a roof replaced in 2021-giving peace of mind for years to come. Outside enjoy the spacious deck overlooking a fully fenced yard, ideal for entertaining, pets, or relaxing evenings. The property also features a detached 2-car garage, providing ample parking and storage. With key improvements already completed and room to add your personal touches, this home is full of potential. Don't miss your chance to make it yours! Home is being sold AS-IS

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $484 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 (-2.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (median comp): $92,052
• List price: $70,000
• Delta: -23.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1094 Westlawn Ave	0.32mi	2/1.5	1,004 (-2%)	2mo	$75,000	$75	79
2195 Center St	0.10mi	2/1.0	876 (-14%)	5mo	$71,300	$81	67
1706 W Division St	0.50mi	2/1.0	1,040 (+2%)	8mo	$73,560	$71	67
2451 W Olive St	0.37mi	3/1.0 (+1)	1,087 (+7%)	1mo	$143,500	$132	66
1675 W Center St	0.53mi	3/1.0 (+1)	1,025 (+0%)	8mo	$96,000	$94	63
2125 Clearmont Ave	0.32mi	3/1.5 (+1)	1,083 (+6%)	6mo	$65,000	$60	63
1530 W Cushing St	0.68mi	2/1.0	972 (-5%)	6mo	$64,500	$66	56
1702 N Summit Ave	0.43mi	2/1.0	1,166 (+14%)	1mo	$95,000	$81	56
2085 W Ramsey Dr	0.29mi	3/1.0 (+1)	884 (-13%)	6mo	$105,000	$119	54
1645 W Center St	0.56mi	3/1.0 (+1)	925 (-9%)	6mo	$55,000	$59	48
1451 W Marietta St	0.74mi	3/1.0 (+1)	1,067 (+5%)	6mo	$96,500	$90	47
2094 N Dennis Ave	0.74mi	3/1.0 (+1)	950 (-7%)	5mo	$52,000	$55	45

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: 13.3%
• Equity multiple: 1.56×
• Total profit: $10,932
• Equity at exit: $12,913

10-year hold

• IRR: 21.0%
• Equity multiple: 2.91×
• Total profit: $37,386
• Equity at exit: $10,392

Cash invested: $19,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $312

Break-even live

Break-even rent $674

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Oakcrest Ave Decatur, IL	2.0	1.0	1344	$1,100	$0.82	43d	1	0.38mi
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	43d	1	0.81mi
117 S Elder Ln Apt 9 Decatur, IL	2.0	1.0	857	$950	$1.11	43d	1	1.05mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	43d	1	1.20mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $70,000 Pending 53 DOM
2. 2026-06-05
   days on market $70,000 Active 51 DOM
3. 2026-06-02
   days on market $70,000 Active 49 DOM
4. 2026-06-01
   days on market $70,000 Active 48 DOM
5. 2026-05-31
   days on market $70,000 Active 47 DOM
6. 2026-05-30
   days on market $70,000 Active 46 DOM
7. 2026-05-18
   price $70,000 732-char remark

   Show marketing remark (732 chars)

   This well-maintained home offers solid updates and great outdoor space, making it a perfect opportunity for homeowners or investors alike. Major mechanicals have already been taken care of, including a furnace, central air, and water heater all approximately 5 years old, along with a roof replaced in 2021-giving peace of mind for years to come. Outside enjoy the spacious deck overlooking a fully fenced yard, ideal for entertaining, pets, or relaxing evenings. The property also features a detached 2-car garage, providing ample parking and storage. With key improvements already completed and room to add your personal touches, this home is full of potential. Don't miss your chance to make it yours! Home is being sold AS-IS

8. 2026-05-16
   status Active 732-char remark

   Show marketing remark (732 chars)

   This well-maintained home offers solid updates and great outdoor space, making it a perfect opportunity for homeowners or investors alike. Major mechanicals have already been taken care of, including a furnace, central air, and water heater all approximately 5 years old, along with a roof replaced in 2021-giving peace of mind for years to come. Outside enjoy the spacious deck overlooking a fully fenced yard, ideal for entertaining, pets, or relaxing evenings. The property also features a detached 2-car garage, providing ample parking and storage. With key improvements already completed and room to add your personal touches, this home is full of potential. Don't miss your chance to make it yours! Home is being sold AS-IS

9. 2026-05-02
   historical Contingent - Continue to Show 732-char remark

   Show marketing remark (732 chars)

   This well-maintained home offers solid updates and great outdoor space, making it a perfect opportunity for homeowners or investors alike. Major mechanicals have already been taken care of, including a furnace, central air, and water heater all approximately 5 years old, along with a roof replaced in 2021-giving peace of mind for years to come. Outside enjoy the spacious deck overlooking a fully fenced yard, ideal for entertaining, pets, or relaxing evenings. The property also features a detached 2-car garage, providing ample parking and storage. With key improvements already completed and room to add your personal touches, this home is full of potential. Don't miss your chance to make it yours! Home is being sold AS-IS

10. 2026-04-14
    listed $74,000 Active 732-char remark

    Show marketing remark (732 chars)

    This well-maintained home offers solid updates and great outdoor space, making it a perfect opportunity for homeowners or investors alike. Major mechanicals have already been taken care of, including a furnace, central air, and water heater all approximately 5 years old, along with a roof replaced in 2021-giving peace of mind for years to come. Outside enjoy the spacious deck overlooking a fully fenced yard, ideal for entertaining, pets, or relaxing evenings. The property also features a detached 2-car garage, providing ample parking and storage. With key improvements already completed and room to add your personal touches, this home is full of potential. Don't miss your chance to make it yours! Home is being sold AS-IS

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $1,631 · $136/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 ≥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: $12,830
• − Mortgage interest: −$3,921
• − Property taxes: −$1,631
• − Insurance: −$350
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,036
• Taxable income: $2,839
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,068/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

-5.4% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $70,000 MRED as Distributed by MLS Grid
• 2026-05-16 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Contingent — MRED as Distributed by MLS Grid
• 2026-04-14 Listed $74,000 MRED as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2024): $1,631 · +2.2% YoY. Source: county tax records.