2022 Macon St · Mahomet, IL 61853

$239,900

3 bd · 2.0 ba · 1,395 sqft · Other

Built 2009 5,625 sqft lot $172/sqft · 32% below area Est $354k · 32% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zero lot ranch style plan with nice open floor plan. Large eat-in kitchen. Ready to move into! Great access to I-74. *Photos and Interactive Floor Plan are of similar listing.

Key facts

• $13 HOA
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $38 ($458/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (5.0% below list).
• Recommended offer: $228k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Mahomet — 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 79/100 on livability (#117 in IL, #2,038 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Mahomet-Seymour CUSD 3 (town): math 40% / reading 35% proficiency, ranked #140 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Middletown Prairie Elementary (825 students, 0% FRL); Mahomet-Seymour Jr High School (math 38% / reading 34%, grade F, #182 of 665 statewide, top 28%, 810 students, 0% FRL); Mahomet-Seymour High School (math 53% / reading 50%, grade D+, #38 of 693 statewide, top 6%, 997 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $134k; list at $240k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $227,839 (5.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $353,711
• List price: $239,900
• Delta: -32.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-36,345
• Equity at exit: $35,770

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-28,120
• Equity at exit: $20,742

Cash invested: $67,172 (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 61853

• Home prices YoY: -26.5%
• Active inventory: 140
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$391 /mo · $4,689/yr
• Insurance: −$100
• HOA: −$13
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $38

Break-even live

Break-even rent $2,230

Max offer price $239,900

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $106	+0% $38	+5% $-30	+10% $-98
Rent	-10% $-142	-5% $-52	+0% $38	+5% $128	+10% $218
Rate	-1.0pp $159	-0.5pp $99	base $38	+0.5pp $-24	+1.0pp $-87

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Cates Dr Unit 903B Mahomet, IL	3.0	2.5	1641	$2,160	$1.32	15d	1	1.17mi
1202 Churchill Rd Unit 1218-201 Mahomet, IL	2.0	2.0	1422	$1,760	$1.24	23d	1	1.25mi
1608 Delane Dr Unit B Mahomet, IL	3.0	2.0	1495	$2,450	$1.64	15d	1	1.26mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 13 events

1. 2026-05-08
   historical
2. 2026-05-07
   historical 515-char remark
3. 2026-05-06
   listed $239,900 515-char remark
4. 2012-04-04
   soldstatus $134,000
5. 2012-04-02
   soldstatus $134,000

   Show marketing remark (175 chars)

   Zero lot ranch style plan with nice open floor plan. Large eat-in kitchen. Ready to move into! Great access to I-74. *Photos and Interactive Floor Plan are of similar listing.

6. 2012-02-21
   historical

   Show marketing remark (175 chars)

   Zero lot ranch style plan with nice open floor plan. Large eat-in kitchen. Ready to move into! Great access to I-74. *Photos and Interactive Floor Plan are of similar listing.

7. 2011-12-02
   listed $136,900

   Show marketing remark (175 chars)

   Zero lot ranch style plan with nice open floor plan. Large eat-in kitchen. Ready to move into! Great access to I-74. *Photos and Interactive Floor Plan are of similar listing.

8. 2011-07-18
   historical
9. 2011-04-27
   listed
10. 2009-08-17
    historical
11. 2009-02-28
    listed
12. 2009-02-25
    historical
13. 2009-02-02
    listed

ⓘ 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: $4,689 · $391/mo
• Projected year-2 tax: $5,067 · $422/mo
• Expected delta: +$378/yr (+$32/mo · 8.1%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,341
• − Mortgage interest: −$13,438
• − Property taxes: −$4,689
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$156
• − Depreciation: −$6,979
• Taxable loss: −$3,495
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,297/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: Mahomet-Seymour CUSD 3
• NCES district ID: 1724060
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $73,748
• Composite: 34.72/100
• National rank: #5134
• State rank: #140 of 620 in IL

Livability — Mahomet

• Score: 79/100
• State rank: #117
• US rank: #2038

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mahomet, IL
• County: Champaign County · 182,148 people
• City population: 14,831
• Metro: Champaign-Urbana, IL
• Population (ZIP): 14,831
• Household income: $115,512
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 163.0

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 223,848 people
• By 2030: 231,416 · +3.4%
• By 2040: 244,321 · +9.1%
• By 2050: 256,432 · +14.6%
• By 2075: 285,823 · +27.7%
• By 2100: 296,406 · +32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Champaign

• 2024 margin: Strong D (+24.1) · D 61.3% · R 37.2% · Other 1.5%
• 2008→2024 swing: +6.6pp toward D · 2008: 17.5pp · 2024: 24.1pp
• All cycles: 2024: D+24.1 2020: D+22.8 2016: D+18.4 2012: D+6.8 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.54%
• Current HPI: 200.9388
• Rent YoY: —
• Metro: Champaign-Urbana, 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

+75.2% since first listed

13 events — show timeline

• 2026-05-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-06 Listed $239,900 MRED as Distributed by MLS Grid
• 2012-04-04 Sold (Public Records) $134,000 Public Records
• 2012-04-02 Sold (MLS) $134,000 MRED as Distributed by MLS Grid
• 2012-02-21 Listing Removed — MRED as Distributed by MLS Grid
• 2011-12-02 Listed $136,900 MRED as Distributed by MLS Grid
• 2011-07-18 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-27 Listed — MRED as Distributed by MLS Grid
• 2009-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-28 Listed — MRED as Distributed by MLS Grid
• 2009-02-25 Listing Removed — MRED as Distributed by MLS Grid
• 2009-02-02 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $4,689 · +4.9% YoY. Source: county tax records.