460 Woodside Trl Unit A16 · Decatur, IL 62521

$70,000

2 bd · 1.5 ba · 902 sqft · Condo public records · 17 Days on market

Built 1981

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Why this score? — see what drove the C 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 +23.6/30.0
• 1% rule +9.9/10.0
• DSCR +7.6/10.0
• 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

Finally, an updated two-bedroom, two-bathroom condo in Woodside Trail is available! As you enter, the first thing you'll notice is the cozy electric fireplace that you can customize to the color of your choosing. Step out of the living room to enjoy some fresh air on your balcony. The adorable kitchen has updated cabinets & countertops, plus all appliances stay. Not to mention the large dual sink. Both bedrooms are a generous size, with the primary spanning 17 feet wide. Complete with a walk-in closet & stackable washer/dryer unit, this condo combines style & functionality in perfect harmony. The HOA fee covers trash, water, landscaping, & snow removal. If you have be

Key facts

• Dual sink
• Updated cabinets
• Balcony

Tags

• ELECTRIC FIREPLACE
• BALCONY
• UPDATED CABINETS
• DUAL SINK
• WALK-IN CLOSET
• STACKABLE WASHER DRYER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Brick and wood siding construction
• Construction: Shingle roof; Other foundation
• Exterior features: Deck; Concrete road surface

Interior

• Kitchen: Oven; Range hood; Dishwasher; Refrigerator; Disposal; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closet(s); Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 7.0% in Decatur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Michael E Baum Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 297 students, 0% FRL); Stephen Decatur Middle School (math 0% / reading 5%, grade F, #658 of 665 statewide, top 99%, 459 students, 0% FRL); Eisenhower High School (math 2% / reading 8%, grade F, #614 of 693 statewide, top 95%, 934 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 193 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); 50% 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.49% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 5.6

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-2,815
• Equity at exit: $10,437

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $8,932
• Equity at exit: $6,052

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 62521

• Home prices YoY: -9.0%
• Active inventory: 193
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$29
• HOA est. from 5 same-building comps: −$186
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $132

Break-even live

Break-even rent $878

Max offer price $70,000

Occupancy floor 82%

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
2448 E Wood St Decatur, IL	3.0	1.0	800	$995	$1.24	13d	1	0.64mi
2032 E North St Decatur, IL	2.0	1.0	754	$900	$1.19	43d	1	1.11mi
4318 E Cantrell St Decatur, IL	2.0	1.0	850	$1,500	$1.76	20d	1	1.24mi
249 N 17th St Decatur, IL	3.0	2.0	700	$995	$1.42	43d	1	1.40mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-13
   statusdays on market $70,000 Pending 17 DOM
2. 2026-06-10
   days on market $70,000 Active Under Contract 15 DOM
3. 2026-06-09
   days on market $70,000 Active Under Contract 14 DOM
4. 2026-06-08
   days on market $70,000 Active Under Contract 13 DOM
5. 2026-06-07
   days on market $70,000 Active Under Contract 12 DOM
6. 2026-06-05
   days on market $70,000 Active Under Contract 9 DOM
7. 2026-06-02
   days on market $70,000 Active Under Contract 7 DOM
8. 2026-06-01
   days on market $70,000 Active Under Contract 6 DOM
9. 2026-06-01
   status $70,000 Active Under Contract 5 DOM
10. 2026-05-31
    days on market $70,000 Active 5 DOM
11. 2026-05-30
    days on market $70,000 Active 4 DOM
12. 2026-05-26
    listed $70,000 Active
13. 2023-09-06
    soldstatus $69,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$125/yr (+$10/mo · 9.4%)

ⓘ 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 · 18 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: $12,538
• − Mortgage interest: −$3,921
• − Property taxes: −$1,339
• − Insurance: −$350
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − HOA: −$2,232
• − Depreciation: −$2,036
• Taxable income: $654
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $1,423/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

+1.4% since first listed

2 events — show timeline

• 2026-05-26 Listed $70,000 CIBR
• 2023-09-06 Sold (Public Records) $69,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $1,339 · -29.7% YoY. Source: county tax records.