1709 Timber Wolf Ln Unit C · Mahomet, IL 61853

$275,000

2 bd · 2.0 ba · 1,486 sqft · Condo · 29 Days on market

Built 2010 $185/sqft · 14% below area Est $319k · 14% under ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +13.8/15.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy low-maintenance living in this beautiful 2-bedroom, 2-bath condo in Mahomet's Hunters Ridge subdivision! A huge open-concept living and kitchen area with soaring ceilings creates an airy, welcoming feel - perfect for everyday living and entertaining. The kitchen features rich cherry cabinetry and durable ceramic tile flooring, while the living room is anchored by a cozy fireplace with a built-in entertainment nook. The spacious primary suite offers a large walk-in closet and a luxurious private bath with double vanities and a walk-in shower. Head outside to your private deck - ideal for relaxing or enjoying morning coffee. Lawn care and snow removal are included - making this an easy, carefree place to call home! Schedule your private showing today!

Key facts

• Kitchen area
• Cozy fireplace
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• KITCHEN AREA
• RICH CHERRY CABINETRY
• CERAMIC TILE FLOORING
• COZY FIREPLACE
• BUILT-IN ENTERTAINMENT NOOK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.0% below list).
• Recommended offer: $206k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.8% in Mahomet — 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 79/100 on livability (#117 in IL, #2,038 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Mahomet-Seymour CUSD 3 (town): math 40% / reading 35% proficiency, ranked #140 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 132 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 29 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,315 (25.0% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $319,442
• List price: $275,000
• Delta: -10.81%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-61,764
• Equity at exit: $41,003

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-75,847
• Equity at exit: $23,777

Cash invested: $77,000 (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 61853

• Home prices YoY: -26.5%
• Active inventory: 132
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-271

Break-even live

Break-even rent $2,406

Max offer price $235,847

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Churchill Rd Unit 1218-201 Mahomet, IL	2.0	2.0	1422	$1,760	$1.24	21d	1	0.20mi
1608 Delane Dr Unit B Mahomet, IL	3.0	2.0	1495	$2,450	$1.64	14d	1	0.23mi
901 Cates Dr Unit 903B Mahomet, IL	3.0	2.5	1641	$2,160	$1.32	14d	1	0.27mi
1110 Pin Oak Dr Mahomet, IL	3.0	1.5	1104	$1,850	$1.68	44d	1	0.88mi
1102 Timber Dr Mahomet, IL	3.0	2.0	1372	$1,900	$1.38	44d	1	0.94mi
907 E Oak St Unit 121 Mahomet, IL	2.0	2.0	1070	$1,629	$1.52	13d	1	0.99mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 29 DOM
2. 2026-06-17
   days on market $275,000 Active 28 DOM
3. 2026-06-16
   days on market $275,000 Active 27 DOM
4. 2026-06-15
   days on market $275,000 Active 26 DOM
5. 2026-06-14
   days on market $275,000 Active 24 DOM
6. 2026-06-13
   days on market $275,000 Active 23 DOM
7. 2026-06-10
   days on market $275,000 Active 21 DOM
8. 2026-06-09
   days on market $275,000 Active 20 DOM
9. 2026-06-09
   pricedays on marketlisting id $275,000 Active 19 DOM
10. 2026-06-08
    days on market $284,900 Active 132 DOM
11. 2026-06-07
    days on market $284,900 Active 131 DOM
12. 2026-06-02
    days on market $284,900 Active 126 DOM
13. 2026-06-01
    days on market $284,900 Active 125 DOM
14. 2026-05-31
    days on market $284,900 Active 124 DOM
15. 2026-05-30
    days on market $284,900 Active 123 DOM
16. 2026-04-10
    price $284,900 765-char remark

    Show marketing remark (765 chars)

    Enjoy low-maintenance living in this beautiful 2-bedroom, 2-bath condo in Mahomet's Hunters Ridge subdivision! A huge open-concept living and kitchen area with soaring ceilings creates an airy, welcoming feel - perfect for everyday living and entertaining. The kitchen features rich cherry cabinetry and durable ceramic tile flooring, while the living room is anchored by a cozy fireplace with a built-in entertainment nook. The spacious primary suite offers a large walk-in closet and a luxurious private bath with double vanities and a walk-in shower. Head outside to your private deck - ideal for relaxing or enjoying morning coffee. Lawn care and snow removal are included - making this an easy, carefree place to call home! Schedule your private showing today!

17. 2026-01-27
    listed $299,900 Active 765-char remark

    Show marketing remark (765 chars)

    Enjoy low-maintenance living in this beautiful 2-bedroom, 2-bath condo in Mahomet's Hunters Ridge subdivision! A huge open-concept living and kitchen area with soaring ceilings creates an airy, welcoming feel - perfect for everyday living and entertaining. The kitchen features rich cherry cabinetry and durable ceramic tile flooring, while the living room is anchored by a cozy fireplace with a built-in entertainment nook. The spacious primary suite offers a large walk-in closet and a luxurious private bath with double vanities and a walk-in shower. Head outside to your private deck - ideal for relaxing or enjoying morning coffee. Lawn care and snow removal are included - making this an easy, carefree place to call home! Schedule your private showing today!

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

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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,758
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$8,000
• Taxable loss: −$8,108
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $-1,301/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: Mahomet-Seymour CUSD 3
• NCES district ID: 1724060
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $73,748
• Composite: 34.72/100
• National rank: #5134
• State rank: #140 of 620 in IL

Livability — Mahomet

• Score: 79/100
• State rank: #117
• US rank: #2038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mahomet, IL
• County: Champaign County · 182,148 people
• City population: 14,831
• Metro: Champaign-Urbana, IL
• Population (ZIP): 14,831
• Household income: $115,512
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 163.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -72.54%
• Current HPI: 200.9388
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $284,900 MRED as Distributed by MLS Grid
• 2026-01-27 Listed $299,900 MRED as Distributed by MLS Grid