912 Crescent Dr Unit 1-4 · Champaign, IL 61821

$79,900

1 bd · 1.0 ba · 780 sqft · Condo · 37 Days on market

Built 1974 $102/sqft · 9% below area Est $88k · 9% under $133/mo HOA · 13% 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).

• Cash flow +22.1/30.0
• ARV discount +11.6/15.0
• 1% rule +8.2/10.0
• DSCR +7.1/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDERGROUND PARKING, GREAT LOCATION NEAR BUS LINE, SHOPPING & SCHOOLS, SECURITY ENTRANCE, CONDO FEES COVER WATER, INSURANCE ON BUILDING, EXTERIOR MAINTENANCE, LAWN MOWING, SNOW REMOVAL & TRASH PICK UP.

Key facts

• $133 HOA
• Garage
• Built 1974

Property features AI

Finance

• Other: Part of an 11-unit building; Not currently leased
• HOA & community: Monthly association fee of $133 (includes certain services); Pets allowed (cats OK)

Exterior

• Parking: Detached garage (1 garage space, owned)
• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Entry level: 1; Estimated living area
• Construction: Brick construction; Built 51–60 years ago; Property built before 1978
• Exterior features: Condo lot setting

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Master bedroom (main level); Additional bedroom(s)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Foyer; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Stratton Elementary School (math 12% / reading 2%, grade F, #1,673 of 2,056 statewide, top 84%, 476 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: Rents rising fast (+9.3%/yr); 89 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

• ARV (median comp): $87,992
• List price: $79,900
• Delta: -9.20%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $922
• Equity at exit: $11,913

10-year hold

• IRR: 15.9%
• Equity multiple: 2.66×
• Total profit: $37,091
• Equity at exit: $6,908

Cash invested: $22,372 (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 61821

• Home prices YoY: -26.1%
• Rents YoY: 9.3%
• Active inventory: 89
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$419
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$33
• HOA: −$133
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $129

Break-even live

Break-even rent $888

Max offer price $79,900

Occupancy floor 83%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Hollycrest Dr Unit 4 Champaign, IL	2.0	1.0	775	$1,054	$1.36	44d	1	0.11mi
801 Hollycrest Dr Unit 3 Champaign, IL	2.0	1.0	700	$1,054	$1.51	14d	1	0.11mi
2003 W John St Champaign, IL	2.0	1.0	700	$850	$1.21	14d	1	0.14mi
1802 W William St Unit 1804-6 Champaign, IL	2.0	1.5	805	$925	$1.15	14d	1	0.21mi
800 S Mattis Ave Unit A-1 Champaign, IL	1.0	1.0	570	$825	$1.45	44d	1	0.27mi
2503 W Springfield Ave Champaign, IL	1.0–2.0	1.0–1.5	923	$1,065	$1.15	13d	44	0.52mi
604 English Creek Ct Unit 1 Champaign, IL	2.0	1.5	1000	$1,235	$1.24	14d	1	0.71mi
410 Ginger Bend Dr Unit 408-106 Champaign, IL	1.0	1.0	657	$1,320	$2.01	14d	1	0.75mi
410 Ginger Bend Dr Champaign, IL	1.0–2.0	1.0–2.0	913	$1,240	$1.36	14d	18	0.75mi
410 Ginger Bend Dr Unit 408-208 Champaign, IL	1.0	1.0	656	$1,255	$1.91	44d	1	0.75mi
1915 S Mattis Ave Champaign, IL	1.0–3.0	1.0–2.0	971	$1,425	$1.47	13d	11	1.09mi
2404 Clayton Blvd Champaign, IL	2.0	1.0	825	$1,075	$1.30	14d	1	1.36mi
2401 Clayton Blvd Apt 312 Champaign, IL	1.0	1.0	600	$1,160	$1.93	21d	1	1.41mi
2002 W Bradley Ave Champaign, IL	1.0–2.0	1.0–2.0	690	$1,244	$1.80	13d	3	1.44mi

HOA detail condo

• Monthly dues: $133 · $1,596/yr
• Likely covers: watertrashsnow removalexterior maint.security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $79,900 Active 37 DOM
2. 2026-06-17
   days on market $79,900 Active 36 DOM
3. 2026-06-16
   days on market $79,900 Active 35 DOM
4. 2026-06-15
   days on market $79,900 Active 34 DOM
5. 2026-06-14
   days on market $79,900 Active 32 DOM
6. 2026-06-13
   statusdays on market $79,900 Active 31 DOM
7. 2026-06-10
   days on market $79,900 Contingent - No Showings 29 DOM
8. 2026-06-09
   days on market $79,900 Contingent - No Showings 28 DOM
9. 2026-06-09
   status $79,900 Contingent - No Showings 27 DOM
10. 2026-06-08
    days on market $79,900 Active 27 DOM
11. 2026-06-07
    days on market $79,900 Active 26 DOM
12. 2026-06-05
    days on market $79,900 Active 23 DOM
13. 2026-06-03
    days on market $79,900 Active 22 DOM
14. 2026-06-02
    days on market $79,900 Active 21 DOM
15. 2026-06-01
    days on market $79,900 Active 20 DOM
16. 2026-05-31
    days on market $79,900 Active 19 DOM
17. 2026-05-30
    days on market $79,900 Active 18 DOM
18. 2026-05-12
    listed $79,900 Active 687-char remark
19. 2025-11-25
    soldstatus $50,000
20. 2002-06-05
    soldstatus $37,000
21. 2002-06-03
    soldstatus $36,900 213-char remark

    Show marketing remark (213 chars)

    UNDERGROUND PARKING, GREAT LOCATION NEAR BUS LINE, SHOPPING & SCHOOLS, SECURITY ENTRANCE, CONDO FEES COVER WATER, INSURANCE ON BUILDING, EXTERIOR MAINTENANCE, LAWN MOWING, SNOW REMOVAL & TRASH PICK UP.

22. 2002-04-04
    historical 213-char remark

    Show marketing remark (213 chars)

    UNDERGROUND PARKING, GREAT LOCATION NEAR BUS LINE, SHOPPING & SCHOOLS, SECURITY ENTRANCE, CONDO FEES COVER WATER, INSURANCE ON BUILDING, EXTERIOR MAINTENANCE, LAWN MOWING, SNOW REMOVAL & TRASH PICK UP.

23. 2002-03-27
    listed $39,900 213-char remark

    Show marketing remark (213 chars)

    UNDERGROUND PARKING, GREAT LOCATION NEAR BUS LINE, SHOPPING & SCHOOLS, SECURITY ENTRANCE, CONDO FEES COVER WATER, INSURANCE ON BUILDING, EXTERIOR MAINTENANCE, LAWN MOWING, SNOW REMOVAL & TRASH PICK UP.

24. 2000-10-16
    soldstatus $33,000

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: +$209/yr (+$17/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,614
• − Mortgage interest: −$4,476
• − Property taxes: −$1,395
• − Insurance: −$400
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$1,596
• − Depreciation: −$2,324
• Taxable income: $405
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,449/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): 28,611
• Household income: $70,715
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1023.0

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 0.61)
• Race & ethnicity: White 57% Black 23% Asian 8% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 5% French/Haitian/Cajun 5% Tagalog/Filipino 2%

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: ▼ -78.19%
• Current HPI: 221.1245
• Rent YoY: ▲ 9.29%
• 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

+142.1% since first listed

9 events — show timeline

• 2026-06-10 Relisted — MRED as Distributed by MLS Grid
• 2026-06-08 Contingent — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $79,900 MRED as Distributed by MLS Grid
• 2025-11-25 Sold (Public Records) $50,000 Public Records
• 2002-06-05 Sold (Public Records) $37,000 Public Records
• 2002-06-03 Sold (MLS) $36,900 MRED as Distributed by MLS Grid
• 2002-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2002-03-27 Listed $39,900 MRED as Distributed by MLS Grid
• 2000-10-16 Sold (Public Records) $33,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,395 · +74.8% YoY. Source: county tax records.