Real Estate Investing in Decatur, Illinois
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Decatur, IL? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (75/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(57/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- High vacancy: 14.1% of homes vacant — above national norms.
What’s happening in Decatur, IL?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$52,832
Avg Monthly Rent
$909
ZIP Codes
6
Market Trends — Decatur, IL
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Decatur, IL. Updated on demand as visitors ask.
Growth & development in Decatur, IL Updated 140 days ago
Decatur, IL is experiencing significant infrastructure investment and business expansion, particularly in manufacturing and clean energy, alongside some job losses in the pharmaceutical sector.
Opportunities
- Tillamook opened its first ice cream manufacturing facility outside Oregon in Decatur in March 2025, with a capacity of 15.5 million gallons annually. — This expands local manufacturing jobs and product availability. Economic Development Corporation of Decatur & Macon County
- TCCI Manufacturing unveiled its $45 million Clean Energy Innovation Hub in Decatur in April 2025, focusing on EV components and workforce training. — This creates advanced manufacturing jobs and educational opportunities in a growing sector. Decatur, IL - CivicEngage
- ADM and InnovaFeed partnered to construct the world's largest insect protein production site in Decatur, projected to create approximately 250 jobs. — This diversifies the local economy and provides new employment opportunities. U.S. Economic Development Administration
- The City of Decatur approved a $3.1 million street restoration project in April 2026, rehabilitating about 10 total lane miles and improving infrastructure. — This enhances local infrastructure, improving transportation and accessibility for residents. Decatur, IL - CivicEngage
- A former west-end Decatur nursing home is being converted into garden-style apartments, announced in April 2026. — This increases housing options and revitalizes existing properties. Decatur, IL - CivicEngage
Concerns
- Rising Pharmaceuticals ceased its Decatur operations in September 2025, resulting in the layoff of approximately 95 employees. — This reduces local employment and restricts economic opportunities for affected workers. WANDTV.com
- Akorn Pharmaceuticals closed all U.S. operations in February 2023, leading to over 400 job losses in Decatur. — This significantly reduced local employment and created economic uncertainty for many families. NPR Illinois
- The Brush College Road and Faries Parkway grade separation project, ongoing since October 2023, causes lane closures and detours until July 2026. — This creates traffic disruptions and increased travel times for commuters. Decatur, IL - CivicEngage
- The Reas Bridge Road bridge replacement project, started in September 2023, has reduced traffic to one lane until June 2026. — This causes traffic delays and inconvenience for drivers. Decatur, IL - CivicEngage
Bottom line: Decatur is experiencing substantial investment in infrastructure and new industries, though the pharmaceutical sector has seen significant job losses.
Local news & events in Decatur, IL Updated 140 days ago
Decatur has seen a notable decrease in violent crime in early 2026, alongside ongoing concerns about housing conditions and environmental issues related to carbon sequestration projects.
Opportunities
- Decatur police reported a significant drop in crime, with violent crime down over 45% and major offenses down 15% in the first quarter of 2026 compared to the previous year. — This reduction in crime enhances public safety and improves the overall quality of life for residents. WAFF News
- The Decatur Police Department launched "Citizen Connect" on April 2, 2026, to improve community engagement. — This initiative aims to foster better communication and trust between law enforcement and residents, potentially leading to a more collaborative approach to community safety. Decatur, IL News Release
- Opponents celebrated the withdrawal of a permit application for a controversial carbon capture pipeline that would have cut through central Illinois in December 2024. — This prevents potential environmental disruption and addresses resident concerns about the pipeline's impact on their area. NPR Illinois
- Decatur Public Transit launched contactless fare collection across its fixed-route system on March 16, 2026. — This modernization makes public transportation more convenient and accessible for riders. Decatur, IL News Release
- Various community events, including the Midwest Toy & Comic Fest and the Impossible Science Festival, are scheduled for May 2026. — These events provide diverse entertainment and educational opportunities for residents and families. Decatur Civic Center
Concerns
- An ADM carbon sequestration monitoring well in Decatur leaked liquified carbon dioxide into "unauthorized zones" in March 2024, violating federal regulations. — This raises concerns about environmental safety, potential long-term impacts, and the transparency of reporting such incidents to the public. NPR Illinois
- Residents of Wabash Crossing apartments reported numerous abandoned buildings, unlivable conditions, and 75 code violations at the privately-owned property in April 2026. — These conditions create unsafe living environments, attract squatters, and contribute to housing instability for renters. WAND-TV
- Decatur experienced a spike in crimes towards the end of 2025 and into early 2026, with youth as young as 13 and 14 involved in violence. — This increase in crime, particularly involving young individuals, creates a sense of insecurity and highlights challenges in community safety and youth intervention. FOX Illinois
- Decatur implemented Stage 1 Water Rationing in November 2025 and requested voluntary water conservation due to ongoing drought conditions in October 2025. — Water rationing and conservation requests limit residents' discretionary water use and indicate potential strain on natural resources. NPR Illinois
- The historic Avon Theater in Decatur closed in February 2025 following the death of its longtime owner. — The closure of a historic cultural venue reduces entertainment options and impacts the city's cultural landscape. NPR Illinois
Bottom line: While Decatur has seen positive strides in reducing crime and enhancing public transit, ongoing environmental concerns and housing issues remain significant challenges for residents.
Schools in Decatur, IL Updated 140 days ago
Decatur Public Schools faces declining enrollment and low performance ratings, leading to facility changes and program adjustments, while also pursuing strategic planning for the future.
Opportunities
- Decatur Public Schools (DPS) is implementing "Roadmap 2030," a strategic and master facility planning process that began in October 2024. — This initiative aims to enhance educational success and address the needs and aspirations of the school community through comprehensive planning. Decatur Public Schools
- A new Ellsworth Dansby Jr. Magnet School is preparing to open in Fall 2025, replacing the American Dreamer STEM Academy. — This new facility offers modern amenities, including a larger gym for school and family events, and has seen significant interest from prospective students. IPM Newsroom
- Decatur Public Schools increased graduation requirements from 22 to 24 credits, starting with the class of 2028. — This change aims to better prepare students for post-graduation life, with additional electives created to support the new requirements. WAND-TV
- Decatur ISD approved calling a $137 million bond election for May 2, 2026, with $100 million for a new middle school. — This bond addresses overcrowding and high maintenance costs at the oldest campus, aiming to provide a modern learning environment. Wise County Messenger
Concerns
- Decatur Public Schools has experienced a continuous and accelerating decline in student enrollment since the 1990s. — This trend is attributed to an aging population, declining birth rates, a slow local economy, and competition from private and neighboring schools. WAND-TV
- Decatur Public Schools District 61 ranks in the bottom 50% of Illinois school districts for combined math and reading proficiency. — This indicates significant academic challenges, with average math proficiency at 4% and reading at 7%, compared to statewide averages of 27% and 30% respectively. Public School Review
- The DPS Extended Day program, a free before and after-school service, will be discontinued in its current form on May 22, 2026. — This cut, due to the exhaustion of federal COVID funds, removes a free childcare option for working families, who will now need to find alternative solutions. WAND-TV
- Decatur Public Schools lost nearly $2 million in federal emergency relief grants due to a reversal of approved funding extension in April 2025. — This unexpected cut forces the district to reallocate general funds to cover ongoing facility projects, potentially impacting other needs like addressing teacher shortages. YouTube (WCI3)
- Two historic Dennis Lab School campuses were closed for the 2023-2024 school year due to structural concerns, relocating students to temporary mobile buildings. — This disruption forced students and staff to adapt to new learning environments and highlighted the need for significant facility upgrades. IPM Newsroom
Bottom line: Decatur Public Schools faces significant challenges with declining enrollment and low academic performance, leading to facility overhauls and program cuts, despite efforts in strategic planning.
Civic & policy in Decatur, IL Updated 140 days ago
Decatur has seen significant local government activity, including a comprehensive zoning rewrite, a motor fuel tax increase, and infrastructure investments, alongside state-level legislative discussions impacting potential economic development.
Opportunities
- On November 19, 2025, the Decatur City Council approved a complete rewrite of the city's zoning ordinance and adopted an updated zoning map. — This modernizes development standards, provides clearer guidance for developers, and aims to improve mobility and compatibility throughout the city. rocketcitynow.com
- On January 21, 2026, the City Council approved funding for the Point Mallard event center and a major streetscape study for six key corridors. — These infrastructure improvements aim to enhance downtown navigability, aesthetics, and support ongoing maintenance and pedestrian amenities. WAND-TV
- On January 21, 2026, the city accepted an ordinance granting the Cook Museum land for parking expansion to support its STEM initiative. — This expansion accommodates increased visitors, supporting educational programs and local cultural attractions. WAND-TV
- On October 30, 2025, the Illinois Senate passed a bill (HB 2724) that would allow for the construction of a new harness racing track in Macon County. — This privately financed 'racino' project could create 300 full-time jobs, utilize 100% union labor, and generate $27 million in annual revenue. WAND-TV
- On November 18, 2025, the Decatur City Council voted to keep the city's property tax share flat while cutting costs. — This decision aims to ease the financial burden on taxpayers by not increasing the city's portion of property taxes. Decatur Herald & Review
Concerns
- On January 20, 2026, the Decatur City Council approved a 4-cent increase to the motor fuel tax, making the diesel tax permanent at five cents per gallon. — This increases costs for residents and businesses that rely on diesel fuel, although revenue is for street maintenance. WAND-TV
- A proposed state bill (SB 1473) to allow a 'racino' in Decatur faced opposition from small businesses concerned about competition with existing video gaming terminals. — Local businesses fear a new large gaming facility could draw customers away, negatively impacting their revenue. Capitol News Illinois
- Effective January 1, 2026, the State of Illinois eliminated the 1% sales tax on grocery sales, but authorized municipalities to impose their own 1% local grocery tax. — This state-level change allows for potential new local taxes on groceries, which could increase costs for residents if adopted by Decatur. Illinois Department of Revenue
Bottom line: Decatur is actively pursuing development and infrastructure upgrades, but residents face potential increases in fuel and grocery taxes.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Decatur, IL
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Landlord Ground Truth
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Avg Home Value
$52,832
Avg Monthly Rent
$909
1% Rule
✓ Passes
Landlord Friendly (IL)
★★★★★
☀️
Warm Market
— Decatur, IL metro
0
Days to pending
13.4%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Decatur
3 Colleges
3,902 Students
374 Off-Campus Renters
ZIP Codes in Decatur, IL
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View PlansFrequently Asked Questions About Decatur, IL
Is Decatur, IL a good place for real estate investing?
With a 3.0/5 investability score, Decatur, IL ranks as a solid market for rental property investors. Median prices of $53K and rents of $909/mo drive the underlying numbers.
How much do tenants pay in Decatur, IL?
The typical rental in Decatur, IL commands about $909/mo monthly. That rent profile even-keeled cash flow against the $53K purchase basis.
Does Decatur, IL favor landlords or tenants?
For rental operators, Decatur, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What investment strategy works best in Decatur, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Decatur, IL. With home values at $53K and rents near $909/mo, other strategies can work but produce consistent rather than outsized returns.
Can I live-in-and-rent in Decatur, IL?
Decatur, IL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $909/mo rent level.
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