106 N Chanute St · Rantoul, IL 61866

$75,000

None bd · None ba · — sqft · Other · 44 Days on market

Built 1924 1.65 ac lot

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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).

• Cash flow +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Don't pass up this unique opportunity to own a piece of Rantoul's history! The Annabel Huling Home features a one-of-a-kind sprawling 10K square foot brick building on a lovely lot with 7.5 acres of gorgeous mature trees and room to roam. Extras include a large storage shed with double overhead door and a sanded baseball diamond for a quick pick-up game. This property has limitless potential with so many possibilities and uses, as it's zoned R-4. The long concrete driveway allows for plentiful parking. Being sold as is and all offers will need to be court approved. Please bring a flashlight to showings, because property has been winterized.

Key facts

• All brick building
• Three story building
• Centrally located

Tags

• THREE STORY BUILDING
• ALL BRICK BUILDING
• LARGE CIRCULAR DRIVEWAY
• 1.65 ACRE LOT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a other listed at $75k.

Deal economics

• At list price, monthly cash flow is $71 ($855/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 $75k (0.5% below list).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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, schools F, crime 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.
• Market conditions: Rents rising fast (+6.6%/yr); 53 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• This rent is only 18% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 3.29×
• Total profit: $48,167
• Equity at exit: $67,566

10-year hold

• IRR: 26.0%
• Equity multiple: 7.89×
• Total profit: $144,778
• Equity at exit: $145,709

Cash invested: $21,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $746 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $71

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 85%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 E Campbell Ave Unit B Rantoul, IL	1.0	1.0	500	$595	$1.19	13d	1	0.43mi
418 N High St Rantoul, IL	2.0	1.0	650	$775	$1.19	13d	1	0.46mi
428 S Chanute St Rantoul, IL	1.0	1.0	—	$650	—	21d	1	0.46mi
335 E Campbell Ave Unit C Rantoul, IL	1.0	1.0	1100	$650	$0.59	21d	1	0.52mi
213 Keystone Dr Rantoul, IL	2.0	1.0	—	$775	—	2d	1	0.55mi
243 Keystone Dr Rantoul, IL	2.0	1.0	—	$775	—	2d	1	0.55mi
603 S Maplewood Dr Unit 6031-MW Rantoul, IL	2.0	1.0	675	$785	$1.16	21d	1	0.65mi
909 N Maplewood Dr Rantoul, IL	2.0–3.0	1.0	950	$718	$0.76	2d	8	0.69mi
54 Mahoning Ave Unit 54 Rantoul, IL	3.0	1.0	960	$1,100	$1.15	13d	1	0.71mi
40 Mahoning Ave Rantoul, IL	2.0	1.0	700	$425	$0.61	2d	1	0.76mi
113 W Campbell Ave Unit C Rantoul, IL	1.0	1.0	600	$615	$1.02	13d	1	0.78mi
355 North Dr Unit 355-06 Rantoul, IL	2.0	1.0	600	$750	$1.25	13d	1	0.80mi
620 Willow Pond Rd Rantoul, IL	2.0–4.0	1.5–2.5	1320	$765	$0.58	2d	7	0.91mi
1505 Hobson Dr Rantoul, IL	1.0–3.0	1.0–1.5	925	$845	$0.91	2d	7	1.13mi

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-02-23
   listed $75,000 Active
3. 2022-10-04
   soldstatus $100,000 Closed 648-char remark

   Show marketing remark (648 chars)

   Don't pass up this unique opportunity to own a piece of Rantoul's history! The Annabel Huling Home features a one-of-a-kind sprawling 10K square foot brick building on a lovely lot with 7.5 acres of gorgeous mature trees and room to roam. Extras include a large storage shed with double overhead door and a sanded baseball diamond for a quick pick-up game. This property has limitless potential with so many possibilities and uses, as it's zoned R-4. The long concrete driveway allows for plentiful parking. Being sold as is and all offers will need to be court approved. Please bring a flashlight to showings, because property has been winterized.

4. 2022-06-10
   historical Contingent - No Showings 648-char remark

   Show marketing remark (648 chars)

   Don't pass up this unique opportunity to own a piece of Rantoul's history! The Annabel Huling Home features a one-of-a-kind sprawling 10K square foot brick building on a lovely lot with 7.5 acres of gorgeous mature trees and room to roam. Extras include a large storage shed with double overhead door and a sanded baseball diamond for a quick pick-up game. This property has limitless potential with so many possibilities and uses, as it's zoned R-4. The long concrete driveway allows for plentiful parking. Being sold as is and all offers will need to be court approved. Please bring a flashlight to showings, because property has been winterized.

5. 2022-06-02
   listed $200,000 Active 648-char remark

   Show marketing remark (648 chars)

   Don't pass up this unique opportunity to own a piece of Rantoul's history! The Annabel Huling Home features a one-of-a-kind sprawling 10K square foot brick building on a lovely lot with 7.5 acres of gorgeous mature trees and room to roam. Extras include a large storage shed with double overhead door and a sanded baseball diamond for a quick pick-up game. This property has limitless potential with so many possibilities and uses, as it's zoned R-4. The long concrete driveway allows for plentiful parking. Being sold as is and all offers will need to be court approved. Please bring a flashlight to showings, because property has been winterized.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $8,956
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$716
• − Management: −$716
• − Depreciation: −$2,182
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $942/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

-62.5% since first listed

5 events — show timeline

• 2026-04-10 Pending — MRED as Distributed by MLS Grid
• 2026-02-23 Listed $75,000 MRED as Distributed by MLS Grid
• 2022-10-04 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2022-06-10 Contingent — MRED as Distributed by MLS Grid
• 2022-06-02 Listed $200,000 MRED as Distributed by MLS Grid