Real Estate Investing in Decatur, Illinois (62522)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62522 (Decatur, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.8% of homes vacant — above national norms.
What’s happening in Decatur, IL (62522)?
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Market Analysis: 62522 Decatur
Investors eyeing 62522 need to respect the fundamentals at play. Home values of $92K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $92K asset, 62522 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within IL, ZIP 62522 trails on several market indicators that neighboring Macon County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Employment concentration in 62522 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 62522 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Decatur:
Property Strategy for 62522
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $64,593 | $1,040 | 11.6% | +6.5% | $32,296 |
| 3BR | $122,285 | $1,350 | 7.9% | +8.0% | $40,762 |
| 4BR | $145,155 | $1,670 | 8.3% | +8.2% | $36,289 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62522 Compare?
| Metric | 62522 | Decatur | Decatur, IL | Illinois |
|---|---|---|---|---|
| Home Value | $91,808 | $52,832 | N/A | $279,761 |
| 5-Year CAGR | 6.1% | 6.3% | N/A | 6.6% |
| Avg Rent | $890 | $909 | N/A | - |
| Cap Rate | 7.6% | 6.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62522 (Decatur, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $91,808 |
| Monthly Rent | $890 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.6% |
| Cap Rate | 7.6% |
| 5-Year IRR | 13.6% |
📈 Home Appreciation
| 1-Year | +11.0% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.6%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62522
Population: 14,984
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 62522
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Sangamon Valley Primary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the average monthly rent in Decatur, IL?
The typical rental in Decatur, IL commands about $890/mo monthly. That rent profile consistent cash flow against the $92K purchase basis.
What type of investing works in Decatur, IL?
Most investors in Decatur, IL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How strong is Decatur, IL for real estate investors?
Investors tracking Decatur, IL will find a 3.0/5 rating supported by $92K median home values and $890/mo rents. That profile suits long-term holders targeting consistent returns.
What does house hacking look like in Decatur, IL?
House hacking in Decatur, IL is reasonable to execute. Prices around $92K and rents of $890/mo solid owner-occupant economics.
How qualified is the tenant pool in Decatur, IL?
Decatur, IL draws a even-keeled base of working renters. Demand at the $890/mo rent level is reasonable for standard single-family and small multi rentals.
You know 62522 now. You don’t know where it ranks.
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How 62522 ranks in Decatur, IL
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