1207 Linview Ave · Urbana, IL 61801

$149,900

None bd · None ba · — sqft · Other · 15 Days on market

Built 1963 9,667 sqft lot

---

Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-located Urbana duplex offers an excellent opportunity for both new investors and seasoned portfolio builders! Each unit features 2 bedrooms and 1 full bath, providing comfortable and functional living spaces for tenants. One side has been fully remodeled, showcasing modern updates throughout, including all new appliances, a new hot water heater, and an efficient mini-split A/C system. Ideally situated near the U of I campus, as well as popular shopping and dining options, this property offers strong rental potential in a high-demand area. Whether you're looking to live in one unit and rent the other or add a solid income-producing property to your portfolio, this duplex is full of potential.

Key facts

• Fully remodeled
• Modern updates
• New hot water heater

Tags

• FULLY REMODELED
• MODERN UPDATES
• NEW APPLIANCES
• NEW HOT WATER HEATER
• STRONG RENTAL POTENTIAL
• HIGH-DEMAND AREA

Property features AI

Finance

• Other: Subdivision: Linview 3rd Sub; Directions: From Lincoln Ave, east on Sunset Dr, right on Linview Ave
• Financial info: Annual tax amount: $3,166

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; One story
• Exterior features: Shingle roof; Lot approximately 0.22 acres; Residential zoning

Interior

• Heating & cooling: Ductless cooling
• Interior features: Gas water heater; Ductless cooling

What this means for you Summary

Snapshot

• This is a other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.4% below list).
• Recommended offer: $128k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.6% in Urbana — 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 80/100 on livability (#110 in IL, #1,793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, schools D-, crime F.
• Urbana SD 116 (urban): math 11% / reading 13% proficiency, ranked #568 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 63 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• This rent runs 44% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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: property tax is 2.6% of price.

Recommended offer $128,156 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 9.4

CMA / ARV

• ARV (median comp): $712,506
• List price: $149,900
• Delta: -78.96%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.4% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.28×
• Total profit: $-30,129
• Equity at exit: $22,351

10-year hold

• IRR: -10.2%
• Equity multiple: 0.34×
• Total profit: $-27,899
• Equity at exit: $12,961

Cash invested: $41,972 (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 61801

• Home prices YoY: -27.4%
• Rents YoY: 4.4%
• Active inventory: 63
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$786
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-123

Break-even live

Break-even rent $1,484

Max offer price $128,156

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 N Lincoln Ave Urbana, IL	3.0	1.0	1150	$1,395	$1.21	21d	1	0.06mi
808 N Lincoln Ave Unit 2 Urbana, IL	2.0	1.0	800	$995	$1.24	43d	1	0.23mi
1113 W Hill St Urbana, IL	2.0	1.0	—	$1,050	—	21d	1	0.39mi
1901 N Lincoln Ave Urbana, IL	2.0	2.0	821	$660	$0.80	43d	1	0.46mi
1305 Eureka St Urbana, IL	3.0	1.0	—	$1,450	—	43d	1	0.48mi
904 N Broadway Ave Urbana, IL	2.0	1.0	825	$972	$1.18	21d	1	0.60mi
201 W Park St Urbana, IL	2.0	1.0	—	$850	—	43d	1	0.61mi
704 Stoughton St Urbana, IL	1.0	1.0	550	$1,035	$1.88	43d	1	0.66mi
1009 Stoughton St Urbana, IL	1.0	1.0	—	$1,600	—	43d	1	0.70mi
510 E White St Champaign, IL	1.0	1.0	—	$1,620	—	43d	1	0.89mi
507 E White St Champaign, IL	1.0	1.0	476	$1,300	$2.73	43d	1	0.92mi
712 W Illinois St #2 Urbana, IL	2.0	1.0	—	$1,095	—	43d	1	0.94mi
1601 N Willow Rd Unit 203 Urbana, IL	2.0	1.0	—	$1,050	—	43d	1	0.95mi
1601 N Willow Rd Urbana, IL	2.0	1.0	—	$1,100	—	21d	1	0.95mi
301 W Illinois St Apt 4 Urbana, IL	1.0	1.0	—	$865	—	43d	1	1.05mi
200 S Vine St Unit 128 Urbana, IL	2.0	2.5	1292	$1,795	$1.39	21d	1	1.07mi
702 W Nevada St Urbana, IL	2.0	1.0	—	$1,300	—	43d	1	1.13mi
1032 E Kerr Ave Urbana, IL	1.0–2.0	1.0–2.0	777	$1,430	$1.84	13d	46	1.13mi
807 E Park St Unit A Urbana, IL	1.0	1.0	450	$995	$2.21	21d	1	1.14mi
506 E Elm St Unit 2 Urbana, IL	1.0	1.0	760	$1,500	$1.97	43d	1	1.14mi
503 S Urbana Ave Urbana, IL	2.0	1.5	775	$1,275	$1.65	13d	2	1.22mi
503 S Urbana Ave Apt C Urbana, IL	2.0	1.5	775	$1,250	$1.61	43d	1	1.22mi
106 E Healey St Champaign, IL	2.0	1.0	690	$709	$1.03	43d	1	1.31mi
520 N Neil St Champaign, IL	1.0–2.0	1.0–2.0	835	$1,750	$2.10	13d	2	1.35mi
415 N Neil St Unit 2 Champaign, IL	1.0	1.0	—	$1,650	—	43d	1	1.38mi
17 E University Ave Champaign, IL	2.0	1.0	417	$1,410	$3.38	43d	2	1.38mi
17 E University Ave Unit 17-308 Champaign, IL	2.0	1.0	507	$1,305	$2.57	13d	1	1.38mi
301 N Neil St Champaign, IL	3.0	2.5	3475	$5,000	$1.44	13d	1	1.40mi
1304 Christopher Cir Urbana, IL	2.0	1.0	970	$1,250	$1.29	21d	1	1.43mi
1304 Christopher Cir Urbana, IL	2.0	1.0	970	$1,300	$1.34	43d	1	1.43mi
502 E Washington St Urbana, IL	3.0	2.0	1667	$2,000	$1.20	21d	1	1.45mi
217 S Neil St Champaign, IL	1.0–2.0	1.0–2.0	816	$1,795	$2.20	13d	4	1.49mi
206 W Washington St Unit 4 Champaign, IL	2.0	1.0	750	$895	$1.19	44d	1	1.49mi
48 E John St Champaign, IL	3.0	3.0	330	$739	$2.24	43d	1	1.50mi

Listing history 25 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   days on marketlisting id $149,900 Pending 15 DOM
3. 2026-06-07
   statusdays on market $149,900 Pending 51 DOM
4. 2026-06-03
   days on market $149,900 Active 49 DOM
5. 2026-06-02
   days on market $149,900 Active 48 DOM
6. 2026-06-01
   days on market $149,900 Active 47 DOM
7. 2026-05-31
   days on market $149,900 Active 46 DOM
8. 2026-05-30
   days on market $149,900 Active 45 DOM
9. 2026-05-08
   price $149,900 710-char remark

   Show marketing remark (710 chars)

   This well-located Urbana duplex offers an excellent opportunity for both new investors and seasoned portfolio builders! Each unit features 2 bedrooms and 1 full bath, providing comfortable and functional living spaces for tenants. One side has been fully remodeled, showcasing modern updates throughout, including all new appliances, a new hot water heater, and an efficient mini-split A/C system. Ideally situated near the U of I campus, as well as popular shopping and dining options, this property offers strong rental potential in a high-demand area. Whether you're looking to live in one unit and rent the other or add a solid income-producing property to your portfolio, this duplex is full of potential.

10. 2026-04-09
    historical 710-char remark

    Show marketing remark (710 chars)

    This well-located Urbana duplex offers an excellent opportunity for both new investors and seasoned portfolio builders! Each unit features 2 bedrooms and 1 full bath, providing comfortable and functional living spaces for tenants. One side has been fully remodeled, showcasing modern updates throughout, including all new appliances, a new hot water heater, and an efficient mini-split A/C system. Ideally situated near the U of I campus, as well as popular shopping and dining options, this property offers strong rental potential in a high-demand area. Whether you're looking to live in one unit and rent the other or add a solid income-producing property to your portfolio, this duplex is full of potential.

11. 2025-02-10
    soldstatus $141,000 Closed 569-char remark

    Show marketing remark (569 chars)

    This Urbana duplex is the perfect chance to kickstart your investment journey, expand your portfolio, or enjoy the best of both worlds by living in one unit and renting out the other! Each side features 2 bedrooms and 1 bathroom. The north unit is move-in ready with fresh updates, including new flooring, modern paint, upgraded cabinets, and more. Giving potential for future income growth. Meanwhile, the south unit is occupied by a long-term tenant on a month-to-month lease, currently paying $650 per month. Don't miss out on this versatile opportunity! Sold As-Is

12. 2025-01-09
    historical Contingent - No Showings 569-char remark

    Show marketing remark (569 chars)

    This Urbana duplex is the perfect chance to kickstart your investment journey, expand your portfolio, or enjoy the best of both worlds by living in one unit and renting out the other! Each side features 2 bedrooms and 1 bathroom. The north unit is move-in ready with fresh updates, including new flooring, modern paint, upgraded cabinets, and more. Giving potential for future income growth. Meanwhile, the south unit is occupied by a long-term tenant on a month-to-month lease, currently paying $650 per month. Don't miss out on this versatile opportunity! Sold As-Is

13. 2024-12-19
    listed $150,000 Active 569-char remark

    Show marketing remark (569 chars)

    This Urbana duplex is the perfect chance to kickstart your investment journey, expand your portfolio, or enjoy the best of both worlds by living in one unit and renting out the other! Each side features 2 bedrooms and 1 bathroom. The north unit is move-in ready with fresh updates, including new flooring, modern paint, upgraded cabinets, and more. Giving potential for future income growth. Meanwhile, the south unit is occupied by a long-term tenant on a month-to-month lease, currently paying $650 per month. Don't miss out on this versatile opportunity! Sold As-Is

14. 2013-10-03
    soldstatus $64,000
15. 2013-09-30
    soldstatus $63,850
16. 2013-09-18
    historical
17. 2013-06-05
    listed $69,900
18. 2012-09-04
    historical
19. 2012-06-14
    listed
20. 2012-06-01
    historical
21. 2011-09-02
    listed
22. 2011-07-22
    soldstatus $43,500
23. 1998-07-24
    soldstatus $48,500
24. 1998-06-11
    historical
25. 1998-06-02
    listed $55,000

ⓘ 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: $3,885 · $324/mo
• Projected year-2 tax: $3,885 · $324/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 ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,938
• − Mortgage interest: −$8,397
• − Property taxes: −$3,885
• − Insurance: −$750
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,361
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-516/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: Urbana SD 116
• NCES district ID: 1739960
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,678
• Composite: 9.72/100
• National rank: #9830
• State rank: #568 of 620 in IL

Livability — Urbana

• Score: 80/100
• State rank: #110
• US rank: #1793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, IL
• County: Champaign County · 182,148 people
• City population: 48,184
• Metro: Champaign-Urbana, IL
• Population (ZIP): 27,891
• Household income: $36,180
• Rent vs Own: 66.7% rent · 33.3% own
• Severe rent burden: 2719.0

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 0.65)
• Race & ethnicity: White 54% Asian 17% Black 16% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 20% · China, Canada, Jamaica
• Languages at home: 74% English-only · Chinese 8% Spanish 6% Other Indo-European 4%

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: ▼ -83.21%
• Current HPI: 220.7438
• Rent YoY: ▲ 4.40%
• 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

+172.5% since first listed

20 events — show timeline

• 2026-06-05 Pending — CIBR
• 2026-06-05 Pending — MRED as Distributed by MLS Grid
• 2026-05-21 Listed $149,900 CIBR
• 2026-05-08 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-10 Sold (MLS) $141,000 MRED as Distributed by MLS Grid
• 2025-01-09 Contingent — MRED as Distributed by MLS Grid
• 2024-12-19 Listed $150,000 MRED as Distributed by MLS Grid
• 2013-10-03 Sold (Public Records) $64,000 Public Records
• 2013-09-30 Sold (MLS) $63,850 MRED as Distributed by MLS Grid
• 2013-09-18 Listing Removed — MRED as Distributed by MLS Grid
• 2013-06-05 Listed $69,900 MRED as Distributed by MLS Grid
• 2012-09-04 Listing Removed — MRED as Distributed by MLS Grid
• 2012-06-14 Listed — MRED as Distributed by MLS Grid
• 2012-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2011-09-02 Listed — MRED as Distributed by MLS Grid
• 2011-07-22 Sold (Public Records) $43,500 Public Records
• 1998-07-24 Sold (MLS) $48,500 MRED as Distributed by MLS Grid
• 1998-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 1998-06-02 Listed $55,000 MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $3,885 · +22.7% YoY. Source: county tax records.