Decatur, IL — Rental Investment Analysis
🟢STRONG— excellent cash flow marketData: HUD FMR FY2024 + Zillow ZHVI April 2026 + Freddie Mac rates. Last updated June 2026.
Investment Summary
As of 2026, Decatur, IL has a median cap rate of 10.8%, making it one of the top cash-flowing rental markets in the United States.
Decatur is one of the strongest cash flow markets in the data. With a median home price of $99,674, entry costs are low — making it accessible for beginning investors or those buying multiple properties. With 3-bedroom rents around $1,320/month, the 10.8% cap rate tells the story. A typical rental here cash flows +$370/month after all expenses — strong passive income from day one.
The market passes the 1% rule (1.27%), which is increasingly rare and signals strong rent-to-price fundamentals. DSCR of 1.70 means the property's income comfortably covers debt service — DSCR loans should be easy to qualify for here.
Bottom line: Buy here if you want reliable monthly income. Decatur is a cash flow market — don't expect rapid appreciation, but the checks come in every month.
Data sources: HUD Fair Market Rents (FY2024), Zillow Home Value Index (April 2026), Freddie Mac Primary Mortgage Market Survey.
Cap Rate
10.8%
Above average
Monthly Cash Flow
+$370
After all expenses
Price-to-Rent
6.5
Investor-friendly
DSCR
1.70
Passes lender test
Key Metrics
- Median Home Price
- $99,674
- Average Rent (3BR)
- $1,320/mo
- Price-to-Rent Ratio
- 6.5(good)
- 1% Rule
- 1.27%(passes)
- Cash-on-Cash Return
- 19.4%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 5.1%(+0.8% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- -1.65% YoY
Property Tax Rate
2.08%
of assessed value (IL avg)
Median Income
$72,205
household (IL avg)
Rent-to-Income
21.9%
Affordable
Section 8 Max Rent
$1,320/mo
3BR voucher payment
IL Investor Climate
Landlord Friendly
5/10
State Income Tax
Has state tax
Property Tax
2.08% effective
Population Trend
-1.65% (3yr)