711 Higgins Rd · Champaign, IL 61822

$110,000

2 bd · 1.5 ba · 1,408 sqft · Townhouse · 2 Days on market

Built 1987 5,461 sqft lot Est $187k · 41% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious zero-lot home with great potential in a desirable Champaign location just blocks from Parkland College. Nestled on a short street in a quiet neighborhood, this property offers a wonderful opportunity for buyers ready to add their own style and updates. The main level features a spacious kitchen and a living room with a high vaulted ceiling that brings in an open, airy feel. Upstairs, two generously sized bedrooms provide comfortable space and flexibility. A great value for owner-occupants, first-time buyers, or anyone looking for a home with strong potential in a convenient location.

Key facts

• Short street
• Spacious kitchen
• Champaign location

Tags

• CHAMPAIGN LOCATION
• SHORT STREET
• QUIET NEIGHBORHOOD
• SPACIOUS KITCHEN
• HIGH VAULTED CEILING
• TWO GENEROUSLY SIZED BEDROOMS

Property features AI

Finance

• Other: Not currently leased; Not rebuilt or rehabbed; Parcel number on file
• HOA & community: No master association fee required; Pets allowed (cats and dogs permitted; max pet weight not practically limited)

Exterior

• Parking: Attached garage with 2 garage spaces; Concrete driveway; Garage door opener; Owned garage
• Utilities: Public water; Public sewer
• Home design: Attached single (1/2 duplex); Entry level 1; Fee simple ownership; Approximately 31-40 years old
• Construction: Vinyl siding; Asphalt roof; Approximately 1,408 total finished square feet; Upper level approx. 660; Main level approx. 748
• Exterior features: Zero lot line; School bus service and commuter bus access; Lot dimensions approximately 42.51 x 128.46

Interior

• Kitchen: Kitchen with pantry closet (approx. 12 x 17) and vinyl flooring; Double oven; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on second level (approx. 15 x 17) with carpet; Second bedroom on second level (approx. 12 x 15) with carpet; Two additional bedrooms (sizes not provided)
• Flooring: Carpet in living room, dining room, bedrooms; Vinyl in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Crawl space basement; Living room with fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 13.5% vs local median 3.8% in Champaign — 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 83/100 on livability (#44 in IL, #902 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Champaign CUSD 4 (urban): math 24% / reading 26% proficiency, ranked #333 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: International Prep Academy (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 568 students, 0% FRL); Jefferson Middle School (math 9% / reading 18%, grade F, #535 of 665 statewide, top 81%, 738 students, 0% FRL); Centennial High School (math 26% / reading 27%, grade F, #241 of 693 statewide, top 35%, 1,444 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 130 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $110k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $187,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Clearwater Dr #515	0.17mi	3/2.5 (+1)	1,493 (+6%)	3mo	$210,000	$141	71
2614 Natalie Dr #0	0.31mi	2/1.5	1,332 (-5%)	10mo	$170,000	$128	68
413 Irvine Rd #413	0.38mi	3/2.0 (+1)	1,359 (-4%)	2mo	$173,000	$127	68
2406 Heritage Dr #0	0.12mi	3/2.0 (+1)	1,312 (-7%)	12mo	$167,500	$128	66
2579 Clayton Blvd #2579	0.17mi	3/1.5 (+1)	1,277 (-9%)	9mo	$124,000	$97	64
2913 N Natalie Dr	0.38mi	3/2.0 (+1)	1,426 (+1%)	12mo	$215,000	$151	63
2705 Heritage Dr #2705	0.10mi	2/1.5	1,208 (-14%)	11mo	$105,000	$87	62
501 Creve Coeur Dr	0.46mi	3/2.0 (+1)	1,446 (+3%)	6mo	$195,000	$135	62
2537 Clayton Blvd #0	0.17mi	3/1.5 (+1)	1,204 (-14%)	7mo	$160,000	$133	57
2801 Heritage Dr	0.16mi	3/2.0 (+1)	1,230 (-13%)	9mo	$180,000	$146	57
409 Irvine Rd #409	0.38mi	3/2.5 (+1)	1,537 (+9%)	4mo	$180,000	$117	55
2553 Clayton Blvd #2553	0.18mi	3/2.0 (+1)	1,227 (-13%)	11mo	$179,000	$146	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $24,372
• Equity at exit: $16,401

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $75,540
• Equity at exit: $9,511

Cash invested: $30,800 (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 61822

• Home prices YoY: -15.6%
• Active inventory: 130
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$577
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $663

Break-even live

Break-even rent $896

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $725	-5% $694	+0% $663	+5% $631	+10% $600
Rent	-10% $526	-5% $594	+0% $663	+5% $731	+10% $800
Rate	-1.0pp $718	-0.5pp $691	base $663	+0.5pp $634	+1.0pp $605

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Clearwater Dr Champaign, IL	3.0	2.5	1536	$2,150	$1.40	15d	1	0.19mi
1113 Laura Dr Champaign, IL	2.0	1.0	900	$1,295	$1.44	23d	1	0.34mi
2002 W Bradley Ave Champaign, IL	1.0–2.0	1.0–2.0	690	$1,495	$2.17	15d	3	0.50mi
3315 Boulder Ridge Dr Champaign, IL	3.0	2.5	1500	$2,200	$1.47	15d	1	0.86mi
2503 W Springfield Ave Champaign, IL	1.0–2.0	1.0–1.5	923	$1,360	$1.47	15d	44	0.87mi
1504 Stonebluff Ct Unit 1504 Champaign, IL	3.0	2.0	1583	$2,500	$1.58	45d	1	0.91mi
1507 Stonebluff Ct Unit 1507 Champaign, IL	3.0	2.5	1400	$2,100	$1.50	15d	1	0.92mi
410 Ginger Bend Dr Champaign, IL	1.0–2.0	1.0–2.0	913	$1,580	$1.73	15d	18	0.92mi
1509 Stonebluff Ct Unit 1509 Champaign, IL	3.0	2.5	1400	$2,100	$1.50	15d	1	0.93mi
2000 N Mattis Ave Champaign, IL	1.0–3.0	1.0	900	$900	$1.00	15d	1	1.08mi
604 English Creek Ct Unit 1 Champaign, IL	2.0	1.5	1000	$1,235	$1.24	15d	1	1.10mi
618 Dogwood Dr Champaign, IL	3.0	1.0	1073	$2,200	$2.05	15d	1	1.14mi
1909 Joanne Ln Unit A Champaign, IL	3.0	1.0	1000	$1,350	$1.35	15d	1	1.17mi
1801 W John St Unit 1821 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	15d	1	1.28mi
1801 W John St Unit 723 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	23d	1	1.28mi
910 S Duncan Rd Champaign, IL	3.0	1.0	1050	$1,400	$1.33	45d	1	1.33mi
2106 Campbell Dr Champaign, IL	3.0	1.0	1040	$1,475	$1.42	15d	1	1.40mi
1805 Jeanne St Champaign, IL	2.0	1.0	945	$1,175	$1.24	15d	1	1.44mi
1807 Jeanne St Champaign, IL	2.0	1.0	945	$1,175	$1.24	15d	1	1.45mi
1418 Dobbins Dr Champaign, IL	3.0	1.0	1100	$1,780	$1.62	15d	1	1.47mi

Listing history 4 events

1. 2026-05-30
   status $110,000 Pending 2 DOM
2. 2026-05-27
   listed $110,000 Active
3. 1990-04-02
   soldstatus $43,000
4. 1990-04-02
   soldstatus $43,000

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: +$740/yr (+$62/mo · 72.7%)

ⓘ 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 ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,812
• − Mortgage interest: −$6,162
• − Property taxes: −$1,018
• − Insurance: −$550
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$3,200
• Taxable income: $6,553
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,379/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: Champaign CUSD 4
• NCES district ID: 1709420
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $45,797
• Composite: 21.66/100
• National rank: #8281
• State rank: #333 of 620 in IL

Livability — Champaign

• Score: 83/100
• State rank: #44
• US rank: #902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Champaign, IL
• County: Champaign County · 182,148 people
• City population: 96,852
• Metro: Champaign-Urbana, IL
• Population (ZIP): 27,642
• Household income: $99,006
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 733.0

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 0.62)
• Race & ethnicity: White 57% Asian 17% Black 14% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 76% English-only · Chinese 6% Spanish 4% Other Asian/Pacific 3%

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: ▼ -37.60%
• Current HPI: 203.8781
• 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

+155.8% since first listed

3 events — show timeline

• 2026-05-27 Listed $110,000 MRED as Distributed by MLS Grid
• 1990-04-02 Sold (Public Records) $43,000 Public Records
• 1990-04-02 Sold (Public Records) $43,000 Public Records

Property tax history

+0.4%/yr

Latest (2024): $1,018 · -3.3% YoY. Source: county tax records.