212 W Bodwell Ave · Rantoul, IL 61866

$86,000

2 bd · 1.0 ba · 820 sqft · Other · 58 Days on market

Built 1894 9,583 sqft lot

---

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 +18.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +4.1/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Second chances don't come available often and at no fault of its own, this cozy home is now back available! This 2-bedroom, 1 full bath home offers great potential with a full basement and an added enclosed back porch, perfect for relaxing while overlooking the spacious backyard. The lot extends all the way to the alley, providing an excellent opportunity to add a garage or create a large outdoor entertaining space. Recent updates include a new roof (2023), central air (2022), refrigerator (2022), and washing machine (2022). One of the sellers favorite things about the home is the excellent water pressure! Conveniently located within walking distance to shopping, dining, and downtown Rantou

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Built 1894

Property features AI

Finance

• Other: Parcel number 200903202019
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Gravel parking (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Brick/mortar foundation; Total finished/unfinished area includes finished main level and unfinished basement
• Exterior features: Lot approximately 50 x 190; Less than 0.25 acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on main level
• Flooring: Carpet in living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Four total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room; Unfinished basement provides additional utility/storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $81 ($972/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (13.0% below list).
• Recommended offer: $75k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.3% in Rantoul — 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 67/100 on livability (#533 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, crime F, amenities F.
• Rantoul Township Hsd 193 (town): math 10% / reading 10% proficiency, ranked #824 of 919 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Broadmeadow Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 225 students, 0% FRL); J W Eater Jr High School (math 2% / reading 6%, grade F, #651 of 665 statewide, top 98%, 516 students, 0% FRL); Rantoul Twp High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 848 students, 0% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 53 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($595 loan paydown + $9k appreciation (10.0% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 6.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,833 (13.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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 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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.27×
• Total profit: $54,733
• Equity at exit: $77,476

10-year hold

• IRR: 25.6%
• Equity multiple: 7.79×
• Total profit: $163,543
• Equity at exit: $167,079

Cash invested: $24,080 (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 61866

• Home prices YoY: 10.8%
• Rents YoY: 6.6%
• Active inventory: 53
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $748 high
• Mortgage (P&I): −$451
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $81

Break-even live

Break-even rent $646

Max offer price $86,000

Occupancy floor 84%

Sensitivity live

Price	-10% $130	-5% $105	+0% $81	+5% $57	+10% $32
Rent	-10% $22	-5% $51	+0% $81	+5% $111	+10% $140
Rate	-1.0pp $124	-0.5pp $103	base $81	+0.5pp $59	+1.0pp $36

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 W Campbell Ave Unit C Rantoul, IL	1.0	1.0	600	$615	$1.02	15d	1	0.21mi
335 E Campbell Ave Unit C Rantoul, IL	1.0	1.0	1100	$650	$0.59	22d	1	0.44mi
418 N High St Rantoul, IL	2.0	1.0	650	$775	$1.19	15d	1	0.52mi
355 North Dr Unit 355-06 Rantoul, IL	2.0	1.0	600	$750	$1.25	15d	1	0.93mi
603 S Maplewood Dr Unit 6031-MW Rantoul, IL	2.0	1.0	675	$785	$1.16	22d	1	1.37mi
909 N Maplewood Dr Rantoul, IL	2.0–3.0	1.0	950	$718	$0.76	4d	8	1.41mi
54 Mahoning Ave Unit 54 Rantoul, IL	3.0	1.0	960	$1,100	$1.15	15d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $86,000 Active 58 DOM
2. 2026-06-18
   days on market $86,000 Active 55 DOM
3. 2026-06-17
   days on market $86,000 Active 54 DOM
4. 2026-06-16
   days on market $86,000 Active 53 DOM
5. 2026-06-15
   days on market $86,000 Active 52 DOM
6. 2026-06-14
   days on market $86,000 Active 50 DOM
7. 2026-06-13
   pricedays on market $86,000 Active 49 DOM
8. 2026-06-10
   days on market $87,900 Active 47 DOM
9. 2026-06-09
   days on market $87,900 Active 46 DOM
10. 2026-06-08
    days on market $87,900 Active 45 DOM
11. 2026-06-07
    days on market $87,900 Active 44 DOM
12. 2026-06-02
    days on market $87,900 Active 39 DOM
13. 2026-06-01
    days on market $87,900 Active 38 DOM
14. 2026-05-31
    days on market $87,900 Active 37 DOM
15. 2026-05-30
    pricedays on market $87,900 Active 36 DOM
16. 2026-05-11
    status Active
17. 2026-05-02
    status Pending
18. 2026-04-24
    price $88,900
19. 2026-04-09
    historical

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$836/yr (+$70/mo · 298.5%)

ⓘ 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 ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,980
• − Mortgage interest: −$4,817
• − Property taxes: −$280
• − Insurance: −$430
• − Repairs & maintenance: −$718
• − Management: −$718
• − Depreciation: −$2,502
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,089/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: Rantoul Township Hsd 193
• NCES district ID: 1733240
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 10% ▬ 0.00%
• Median HH income: $38,128
• Composite: 12.14/100
• National rank: #14582
• State rank: #824 of 919 in IL

Livability — Rantoul

• Score: 67/100
• State rank: #533
• US rank: #11081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rantoul, IL
• County: Champaign County · 182,148 people
• City population: 13,470
• Metro: Champaign-Urbana, IL
• Population (ZIP): 13,470
• Household income: $50,686
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 281.0

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 0.69)
• Race & ethnicity: White 48% Two or more races 23% Hispanic / Latino 21% Black 20%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▲ 26.49%
• Current HPI: 272.2527
• Rent YoY: ▲ 6.56%
• 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

4 events — show timeline

• 2026-05-11 Relisted — MRED as Distributed by MLS Grid
• 2026-05-02 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $88,900 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-10.4%/yr

Latest (2024): $280 · -10.2% YoY. Source: county tax records.