401 Woodworth Dr · Tolono, IL 61880

$100,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 16 Days on market

Built 1961 1.00 ac lot Est $160k · 38% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Roll up your sleeves and build some sweat equity with this unique opportunity just outside Tolono. Situated on a 1-acre lot, this small ranch home offers 2 bedrooms, 1 full bathroom, a spacious kitchen, and an adjacent laundry room. The property provides a rural setting with ample outdoor space and potential for updates and improvements to make it your own. Whether you're looking for an investment opportunity, starter home, or project property, this acreage offers plenty of possibilities.

Key facts

• 1 acre lot
• Garage
• Built 1961

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (garage owned) — 1 garage space, 1 total parking space
• Utilities: Public water; Septic sewer
• Home design: Detached single-family home; One-story property; Fee simple ownership
• Construction: Vinyl siding; Estimated age 61–70 years; Built before 1978
• Exterior features: Lot dimensions approximately 132 x 330; Lot about 1.0–1.99 acres (surveyed)

Interior

• Kitchen: Kitchen on main level (10 x 12) with vinyl flooring
• Bedrooms: 2 bedrooms (including a main-level master bedroom); Second bedroom on main level (12 x 10); Master bedroom on main level (12 x 12)
• Flooring: Carpet in living room; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric heating; Central air conditioning
• Interior features: 4 total rooms; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#276 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Tolono CUSD 7 (rural): math 35% / reading 36% proficiency, ranked #164 of 620 in IL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unity Jr High School (math 32% / reading 38%, grade F, #191 of 665 statewide, top 30%, 346 students, 0% FRL); Unity High School (math 42% / reading 47%, grade F, #62 of 693 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $160,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S Bourne St	0.48mi	3/1.0 (+1)	997 (-0%)	12mo	$160,000	$160	62
201 S 1st St	0.72mi	3/1.0 (+1)	996 (-0%)	12mo	$144,000	$145	51
307 S Elizabeth St	0.61mi	3/1.0 (+1)	970 (-3%)	13mo	$174,900	$180	51
405 N Vorcey St	0.65mi	3/1.0 (+1)	1,040 (+4%)	10mo	$199,000	$191	50
305 E Marshall St	0.55mi	2/1.0	1,110 (+11%)	10mo	$175,000	$158	47
306 E Marshall St	0.56mi	3/1.0 (+1)	1,090 (+9%)	16mo	$169,000	$155	41

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-8,373
• Equity at exit: $14,910

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,214
• Equity at exit: $8,646

Cash invested: $28,000 (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 61880

• Home prices YoY: -16.8%
• Active inventory: 13
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$340 /mo · $4,084/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $121

Break-even live

Break-even rent $1,147

Max offer price $100,000

Occupancy floor 86%

Sensitivity live

Price	-10% $177	-5% $149	+0% $121	+5% $92	+10% $64
Rent	-10% $18	-5% $69	+0% $121	+5% $172	+10% $223
Rate	-1.0pp $171	-0.5pp $146	base $121	+0.5pp $95	+1.0pp $68

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Elizabeth St Tolono, IL	2.0	1.0	850	$1,300	$1.53	14d	2	0.73mi

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 16 DOM
2. 2026-06-17
   days on market $100,000 Active 15 DOM
3. 2026-06-16
   days on market $100,000 Active 14 DOM
4. 2026-06-15
   price $100,000 Active 13 DOM
5. 2026-06-15
   days on market $125,000 Active 13 DOM
6. 2026-06-14
   days on market $125,000 Active 11 DOM
7. 2026-06-13
   days on market $125,000 Active 10 DOM
8. 2026-06-10
   days on market $125,000 Active 8 DOM
9. 2026-06-09
   days on market $125,000 Active 7 DOM
10. 2026-06-08
    days on market $125,000 Active 6 DOM
11. 2026-06-07
    days on market $125,000 Active 5 DOM
12. 2026-06-03
    remarks 493-char remark
13. 2026-06-03
    listed $125,000 Active 1 DOM

ⓘ 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: $4,084 · $340/mo
• Projected year-2 tax: $4,084 · $340/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$5,602
• − Property taxes: −$4,084
• − Insurance: −$500
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,909
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,445/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: Tolono CUSD 7
• NCES district ID: 1739120
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $67,482
• Composite: 32.43/100
• National rank: #5723
• State rank: #164 of 620 in IL

Livability — Tolono

• Score: 73/100
• State rank: #276
• US rank: #5281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,558

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1%
• Common ancestry: Romanian 6% Italian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▼ -48.72%
• Current HPI: 241.1704
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-02 Listed $125,000 MRED as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2024): $4,084 · -44.5% YoY. Source: county tax records.