1 Charles Dr · Rantoul, IL 61866

$49,900

2 bd · 2.0 ba · 1,210 sqft · SingleFamily · 28 Days on market

Built 1960

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Why this score? — see what drove the B 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).

• Cash flow +26.4/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Start from scratch. This unit was a duplex that has been converted to a single family. Gut it and make it your own. There are 2 bathrooms and 2 kitchens. Maybe put it back to a duplex?

Key facts

• Built 1960
• Listed 28 days

Property features AI

Finance

• Other: Living area source: Assessor; Some photos are virtually staged
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built between 61-70 years ago; Built before 1978
• Construction: Vinyl siding; Approximately 1,210 main finished sq ft; Total finished/unfinshed area approx. 2,010 sq ft; Unfinished basement (approx. 800 sq ft)
• Exterior features: Lot dimensions: 61x18x26x62x39x82x73; Lot size less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 20 x 10)
• Bedrooms: 4 bedrooms (Master bedroom on main level, additional bedrooms on main level); Bedroom with dimensions 12 x 12; Master bedroom with dimensions 20 x 14
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: 4 total rooms; Unfinished partial basement (approx. 800 sq ft)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.3% in Rantoul — 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 67/100 on livability (#533 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, crime F, amenities F.
• Rantoul Township Hsd 193 (town): math 10% / reading 10% proficiency, ranked #824 of 919 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rantoul Twp High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 848 students, 0% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 6.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $116,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Klein Ave	0.27mi	3/1.0 (+1)	1,195 (-1%)	4mo	$115,000	$96	73
321 Illinois Dr	0.34mi	3/1.0 (+1)	1,164 (-4%)	5mo	$70,200	$60	65
125 Shady Lawn Dr	0.29mi	3/2.0 (+1)	1,102 (-9%)	14mo	$96,820	$88	55
1105 Prairie View Dr	0.21mi	3/1.0 (+1)	1,045 (-14%)	6mo	$58,000	$56	53
1008 Bel Aire Dr	0.57mi	3/2.0 (+1)	1,112 (-8%)	3mo	$142,000	$128	52
1021 Briarcliff Dr	0.70mi	3/1.5 (+1)	1,183 (-2%)	6mo	$85,000	$72	51
1413 Gates Dr	0.66mi	3/1.0 (+1)	1,200 (-1%)	10mo	$118,000	$98	51
1060 Englewood Dr	0.52mi	3/1.0 (+1)	1,278 (+6%)	10mo	$147,500	$115	49
1424 Harper Dr	0.69mi	3/1.5 (+1)	1,272 (+5%)	8mo	$143,000	$112	46
1332 Fairlawn Dr	0.33mi	3/1.0 (+1)	1,360 (+12%)	14mo	$115,000	$85	44
1141 Eastview Dr	0.73mi	3/2.0 (+1)	1,319 (+9%)	4mo	$110,000	$83	43
1112 Englewood Dr	0.54mi	3/1.0 (+1)	1,040 (-14%)	9mo	$158,000	$152	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.75×
• Total profit: $38,455
• Equity at exit: $44,954

10-year hold

• IRR: 31.5%
• Equity multiple: 9.14×
• Total profit: $113,685
• Equity at exit: $96,945

Cash invested: $13,972 (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 61866

• Home prices YoY: 10.8%
• Rents YoY: 6.6%
• Active inventory: 53
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $779 high
• Mortgage (P&I): −$262
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $130

Break-even live

Break-even rent $614

Max offer price $49,900

Occupancy floor 78%

Sensitivity live

Price	-10% $305	-5% $288	+0% $130	+5% $116	+10% $102
Rent	-10% $69	-5% $99	+0% $130	+5% $161	+10% $192
Rate	-1.0pp $155	-0.5pp $143	base $130	+0.5pp $117	+1.0pp $104

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 E Campbell Ave Unit C Rantoul, IL	1.0	1.0	1100	$650	$0.59	21d	1	0.62mi
620 Willow Pond Rd Rantoul, IL	2.0–4.0	1.5–2.5	1320	$765	$0.58	3d	7	0.77mi
909 N Maplewood Dr Rantoul, IL	2.0–3.0	1.0	950	$718	$0.76	3d	8	0.86mi
54 Mahoning Ave Unit 54 Rantoul, IL	3.0	1.0	960	$1,100	$1.15	14d	1	0.87mi
40 Mahoning Ave Rantoul, IL	2.0	1.0	700	$425	$0.61	3d	1	0.92mi
1505 Hobson Dr Rantoul, IL	1.0–3.0	1.0–1.5	925	$845	$0.91	3d	7	1.30mi

Listing history 2 events

1. 2026-05-02
   status Pending
2. 2026-04-03
   listed $49,900 Active

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,347
• − Mortgage interest: −$2,795
• − Property taxes: −$2,432
• − Insurance: −$250
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$1,452
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,341/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: Rantoul Township Hsd 193
• NCES district ID: 1733240
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 10% ▬ 0.00%
• Median HH income: $38,128
• Composite: 12.14/100
• National rank: #14582
• State rank: #824 of 919 in IL

Livability — Rantoul

• Score: 67/100
• State rank: #533
• US rank: #11081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rantoul, IL
• County: Champaign County · 182,148 people
• City population: 13,470
• Metro: Champaign-Urbana, IL
• Population (ZIP): 13,470
• Household income: $50,686
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 281.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 48% Two or more races 23% Hispanic / Latino 21% Black 20%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▲ 26.49%
• Current HPI: 272.2527
• Rent YoY: ▲ 6.56%
• 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

2 events — show timeline

• 2026-05-02 Pending — MRED as Distributed by MLS Grid
• 2026-04-03 Listed $49,900 MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $2,432 · +8.6% YoY. Source: county tax records.