Condo & Townhome Financing in Decatur, IL

Condo & Townhome investing in Decatur

Condos and townhomes are the lowest-basis way into the Decatur rental market, and the trade is that a second set of underwriting rules applies to the building, not just to you. Every DSCR condo file in Illinois runs a project review: owner-occupancy ratio, investor concentration, HOA delinquency rate, reserve funding, and any pending litigation or special assessment.

At the Decatur median of $110,000, a condo or townhome prices near $79,200, roughly a quarter under the detached median. Minimum down is 20% ($15,840), leaving a loan of $63,360. Estimated all-in PITIA runs about $852 per month, and that figure already carries an HOA allowance of $240/month — HOA dues count in the DSCR denominator, which is exactly why condo files that look cheap on price often ratio worse than a detached comp.

Returns and structure

Return metrics at the Decatur median for this product: an estimated cap rate of 7.61%, and monthly cash flow of $42 negative at 20% down. Negative cash flow at the minimum down payment is common in appreciation-led markets; investors close the gap with a larger down payment, a purchase below median, an added unit, or a rate buydown.