1124 Cushing St · Decatur, IL 62526

$79,000

3 bd · 1.0 ba · 988 sqft · Other public records · 29 Days on market

Built 1933 4,500 sqft lot $80/sqft · 115% above area

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Don't miss this charming bungalow just minutes from shopping, restaurants, and parks in Decatur! The inviting front porch leads inside where you'll discover updated vinyl plank flooring in the bright and airy living room as well as the open dining room. Find amazing cabinet and counter space plus a stylish tile backsplash in the kitchen. Down the hall, three ample-sized bedrooms offer cool, neutral tones and share the updated full bath. Need more? Check out the full basement where two additional bonus rooms plus a great laundry room are all found. The large backyard features several great shade trees and plenty of space to play! Recent updates include: kitchen cabinets, furnace, water heater, and roof. Nothing to do but move in - schedule your private showing today!

Key facts

• Laundry room
• Front porch
• Bonus rooms

Tags

• FRONT PORCH
• VINYL PLANK FLOORING
• TILE BACKSPLASH
• FULL BASEMENT
• BONUS ROOMS
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $546 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.46% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 5.7

CMA / ARV

• ARV (median comp): $36,791
• List price: $79,000
• Delta: 144.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.32×
• Total profit: $7,015
• Equity at exit: $14,573

10-year hold

• IRR: 15.7%
• Equity multiple: 2.39×
• Total profit: $30,772
• Equity at exit: $11,728

Cash invested: $22,120 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$414
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $269

Break-even live

Break-even rent $812

Max offer price $79,000

Occupancy floor 72%

Sensitivity live

Price	-10% $313	-5% $291	+0% $269	+5% $246	+10% $224
Rent	-10% $178	-5% $223	+0% $269	+5% $314	+10% $360
Rate	-1.0pp $308	-0.5pp $289	base $269	+0.5pp $248	+1.0pp $227

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 N Fairview Ave Decatur, IL	3.0	1.0	785	$985	$1.25	44d	1	0.28mi
1311 N Walnut Grove Ave Decatur, IL	2.0	1.0	781	$1,100	$1.41	44d	1	0.28mi
2148 N Graceland Ave Decatur, IL	2.0	1.0	864	$1,195	$1.38	44d	1	0.64mi
1045 N Monroe St Decatur, IL	3.0	2.0	1094	$1,000	$0.91	44d	1	0.68mi
1245 N Union St Decatur, IL	3.0	2.0	1111	$995	$0.90	44d	1	0.82mi
1908 N Union St Decatur, IL	2.0	1.0	704	$899	$1.28	44d	1	0.83mi
853 N College St Decatur, IL	2.0	1.0	936	$925	$0.99	44d	1	0.86mi
1091 N Oakcrest Ave Decatur, IL	2.0	1.0	672	$950	$1.41	44d	1	0.86mi
510 E Pierson Ave Decatur, IL	3.0	1.0	895	$1,200	$1.34	44d	1	1.37mi

Listing history 40 events

1. 2026-06-19
   days on market $79,000 Active 29 DOM
2. 2026-06-18
   days on market $79,000 Active 28 DOM
3. 2026-06-17
   days on market $79,000 Active 27 DOM
4. 2026-06-16
   days on market $79,000 Active 26 DOM
5. 2026-06-15
   days on marketlisting id $79,000 Active 25 DOM
6. 2026-06-14
   days on market $79,000 Active 200 DOM
7. 2026-06-13
   days on market $79,000 Active 199 DOM
8. 2026-06-10
   days on market $79,000 Active 197 DOM
9. 2026-06-09
   days on market $79,000 Active 196 DOM
10. 2026-06-08
    days on market $79,000 Active 195 DOM
11. 2026-06-07
    days on market $79,000 Active 194 DOM
12. 2026-06-05
    days on market $79,000 Active 191 DOM
13. 2026-06-02
    days on market $79,000 Active 189 DOM
14. 2026-06-01
    days on market $79,000 Active 188 DOM
15. 2026-05-31
    days on market $79,000 Active 187 DOM
16. 2026-05-30
    days on market $79,000 Active 186 DOM
17. 2025-11-25
    listed $89,900 Active 776-char remark

    Show marketing remark (776 chars)

    Don't miss this charming bungalow just minutes from shopping, restaurants, and parks in Decatur! The inviting front porch leads inside where you'll discover updated vinyl plank flooring in the bright and airy living room as well as the open dining room. Find amazing cabinet and counter space plus a stylish tile backsplash in the kitchen. Down the hall, three ample-sized bedrooms offer cool, neutral tones and share the updated full bath. Need more? Check out the full basement where two additional bonus rooms plus a great laundry room are all found. The large backyard features several great shade trees and plenty of space to play! Recent updates include: kitchen cabinets, furnace, water heater, and roof. Nothing to do but move in - schedule your private showing today!

18. 2024-10-02
    status Pending
19. 2024-09-11
    historical Active Under Contract
20. 2024-09-11
    historical Contingent - Continue to Show
21. 2024-09-06
    historical
22. 2024-06-11
    price $70,000
23. 2024-06-10
    price
24. 2024-04-15
    listed $79,900 Active
25. 2024-04-15
    listed Active
26. 2023-08-27
    status Pending
27. 2023-08-16
    historical
28. 2023-08-11
    status Pending
29. 2023-08-11
    status Pending
30. 2023-08-10
    historical
31. 2023-07-21
    historical Contingent - Continue to Show
32. 2023-07-21
    historical Contingent - Continue to Show
33. 2023-07-21
    historical Active Under Contract
34. 2023-07-20
    historical
35. 2023-07-20
    historical
36. 2023-04-26
    listed $74,000 Active
37. 2023-04-26
    listed Active
38. 2023-04-26
    listed Active
39. 2006-12-01
    historical
40. 2003-01-18
    historical

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $2,335 · $195/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 ≥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: $13,830
• − Mortgage interest: −$4,425
• − Property taxes: −$2,335
• − Insurance: −$395
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,298
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,705/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

+21.5% since first listed

24 events — show timeline

• 2025-11-25 Listed $89,900 MRED as Distributed by MLS Grid
• 2024-10-02 Pending — CIBR
• 2024-09-11 Contingent — CIBR
• 2024-09-11 Contingent — MRED as Distributed by MLS Grid
• 2024-09-06 Listing Removed — MRED as Distributed by MLS Grid
• 2024-06-11 Price Changed $70,000 CIBR
• 2024-06-10 Price Changed — MRED as Distributed by MLS Grid
• 2024-04-15 Listed $79,900 CIBR
• 2024-04-15 Listed — MRED as Distributed by MLS Grid
• 2023-08-27 Pending — CIBR
• 2023-08-16 Delisted — CIBR
• 2023-08-11 Pending — MRED as Distributed by MLS Grid
• 2023-08-11 Pending — CIBR
• 2023-08-10 Delisted — CIBR
• 2023-07-21 Contingent — MRED as Distributed by MLS Grid
• 2023-07-21 Contingent — MRED as Distributed by MLS Grid
• 2023-07-21 Contingent — CIBR
• 2023-07-20 Listing Removed — MRED as Distributed by MLS Grid
• 2023-07-20 Listing Removed — MRED as Distributed by MLS Grid
• 2023-04-26 Listed — MRED as Distributed by MLS Grid
• 2023-04-26 Listed — MRED as Distributed by MLS Grid
• 2023-04-26 Listed $74,000 CIBR
• 2006-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2003-01-18 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2024): $2,335 · +0.8% YoY. Source: county tax records.