1108 S Mattis Ave · Champaign, IL 61821

$140,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 2 Days on market

Built 1954 9,147 sqft lot Est $177k · 21% under

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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 +15.0/15.0
• Cash flow +12.8/30.0
• Rent growth +4.8/5.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

When you step through the front door, the 26'6" x 12'9" greets you with wide open space that offers flexible living & dining options. The updated kitchen features a full complement of black appliances (including a dishwasher), and it adjoins the living room through an arched doorway. The attached garage, accessible from the kitchen, is as deep as the house. The remodeled bathroom features newer tile flooring, paint, light fixtures, sink, toilet, and tile tub surround. The enormous backyard features privacy fencing, a deck, and a paver patio. Original oak floors run through the living room, hallway, and both bedrooms. The whole house features vinyl replacement windows. See HD photo gallery!

Key facts

• 9,147 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: No current lease on the property; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1.5 garage spaces, 1.5 total parking)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 71–80 years ago; Property built before 1978
• Construction: Steel siding; Approximately 1,120 total finished square feet
• Exterior features: Lot approximately 70 x 130; Lot less than 0.25 acre; Lot information from county records; Property located on the east side of S Mattis Avenue

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 14); Bedroom on main level (14 x 11); Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (4.7% below list).
• Recommended offer: $133k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: International Prep Academy (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 568 students, 0% FRL); Jefferson Middle School (math 9% / reading 18%, grade F, #535 of 665 statewide, top 81%, 738 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); 92 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,476 (4.7% 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 1954 — 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. 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?
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 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: 0.95% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $176,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 Cornell Dr	0.13mi	3/1.0 (+1)	1,192 (+6%)	2mo	$188,000	$158	76
1608 Sheridan Rd	0.16mi	2/1.0	1,013 (-10%)	6mo	$175,000	$173	72
1608 Chevy Chase Dr	0.23mi	3/1.0 (+1)	1,203 (+7%)	0mo	$197,500	$164	71
1410 S Mattis Ave	0.29mi	3/1.5 (+1)	1,165 (+4%)	3mo	$174,000	$149	70
1104 Cambridge Dr	0.22mi	3/1.0 (+1)	1,204 (+8%)	4mo	$177,000	$147	69
1212 Cambridge Dr	0.24mi	3/1.5 (+1)	1,222 (+9%)	1mo	$189,000	$155	66
1607 W William St	0.22mi	3/1.0 (+1)	1,234 (+10%)	3mo	$225,000	$182	66
1601 Carolyn Dr	0.63mi	3/1.0 (+1)	1,073 (-4%)	3mo	$157,500	$147	56
2412 Lawndale Dr	0.68mi	3/1.0 (+1)	1,167 (+4%)	1mo	$150,000	$129	56
2409 W John St	0.68mi	3/1.0 (+1)	1,181 (+5%)	0mo	$195,000	$165	54
2203 W Kirby Ave	0.59mi	3/1.0 (+1)	957 (-15%)	3mo	$133,000	$139	41
317 S Draper Ave	0.69mi	2/2.0	957 (-15%)	1mo	$225,000	$235	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.58×
• Total profit: $-16,289
• Equity at exit: $20,874

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $17,299
• Equity at exit: $12,105

Cash invested: $39,200 (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: 92
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$734
• Tax from tax record: −$274 /mo · $3,282/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-12

Break-even live

Break-even rent $1,349

Max offer price $137,954

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $28	+0% $-12	+5% $-51	+10% $-91
Rent	-10% $-117	-5% $-64	+0% $-12	+5% $41	+10% $94
Rate	-1.0pp $59	-0.5pp $24	base $-12	+0.5pp $-48	+1.0pp $-85

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 W William St Unit 1804-6 Champaign, IL	2.0	1.5	805	$925	$1.15	15d	1	0.20mi
1801 W John St Unit 723 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	23d	1	0.33mi
1801 W John St Unit 1821 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	15d	1	0.33mi
1902 Meadow Dr Champaign, IL	3.0	1.0	898	$1,750	$1.95	15d	1	0.34mi
801 Hollycrest Dr Unit 3 Champaign, IL	2.0	1.0	700	$1,054	$1.51	15d	1	0.38mi
801 Hollycrest Dr Unit 4 Champaign, IL	2.0	1.0	775	$1,054	$1.36	46d	1	0.38mi
2003 W John St Champaign, IL	2.0	1.0	700	$850	$1.21	15d	1	0.43mi
2503 W Springfield Ave Champaign, IL	1.0–2.0	1.0–1.5	923	$1,360	$1.47	15d	44	0.86mi
1915 S Mattis Ave Champaign, IL	1.0–3.0	1.0–2.0	971	$1,762	$1.81	15d	11	0.87mi
1603 Sandpiper Ct Champaign, IL	2.0	1.0	1200	$1,675	$1.40	45d	1	1.01mi
910 S Duncan Rd Champaign, IL	3.0	1.0	1050	$1,400	$1.33	45d	1	1.02mi
604 English Creek Ct Unit 1 Champaign, IL	2.0	1.5	1000	$1,235	$1.24	15d	1	1.03mi
410 Ginger Bend Dr Champaign, IL	1.0–2.0	1.0–2.0	913	$1,580	$1.73	15d	18	1.08mi
618 Dogwood Dr Champaign, IL	3.0	1.0	1073	$2,200	$2.05	15d	1	1.19mi
501 S Elm St Unit 1E Champaign, IL	3.0	1.0	1000	$1,135	$1.14	45d	1	1.45mi
2406 Leeper Dr Unit Aceves 1 Champaign, IL	2.0	1.5	950	$3,000	$3.16	15d	1	1.48mi

Listing history 14 events

1. 2026-05-30
   status $140,000 Pending 2 DOM
2. 2026-05-29
   status Pending
3. 2026-05-27
   listed $140,000 Active
4. 2025-04-25
   soldstatus $157,500
5. 2014-06-18
   soldstatus $81,000
6. 2014-06-13
   soldstatus $81,000 714-char remark

   Show marketing remark (714 chars)

   When you step through the front door, the 26'6" x 12'9" greets you with wide open space that offers flexible living & dining options. The updated kitchen features a full complement of black appliances (including a dishwasher), and it adjoins the living room through an arched doorway. The attached garage, accessible from the kitchen, is as deep as the house. The remodeled bathroom features newer tile flooring, paint, light fixtures, sink, toilet, and tile tub surround. The enormous backyard features privacy fencing, a deck, and a paver patio. Original oak floors run through the living room, hallway, and both bedrooms. The whole house features vinyl replacement windows. See HD photo gallery!

7. 2014-04-25
   historical 714-char remark

   Show marketing remark (714 chars)

   When you step through the front door, the 26'6" x 12'9" greets you with wide open space that offers flexible living & dining options. The updated kitchen features a full complement of black appliances (including a dishwasher), and it adjoins the living room through an arched doorway. The attached garage, accessible from the kitchen, is as deep as the house. The remodeled bathroom features newer tile flooring, paint, light fixtures, sink, toilet, and tile tub surround. The enormous backyard features privacy fencing, a deck, and a paver patio. Original oak floors run through the living room, hallway, and both bedrooms. The whole house features vinyl replacement windows. See HD photo gallery!

8. 2013-10-08
   listed $82,900 714-char remark

   Show marketing remark (714 chars)

   When you step through the front door, the 26'6" x 12'9" greets you with wide open space that offers flexible living & dining options. The updated kitchen features a full complement of black appliances (including a dishwasher), and it adjoins the living room through an arched doorway. The attached garage, accessible from the kitchen, is as deep as the house. The remodeled bathroom features newer tile flooring, paint, light fixtures, sink, toilet, and tile tub surround. The enormous backyard features privacy fencing, a deck, and a paver patio. Original oak floors run through the living room, hallway, and both bedrooms. The whole house features vinyl replacement windows. See HD photo gallery!

9. 2008-01-29
   soldstatus $85,500
10. 2008-01-28
    soldstatus $85,200 795-char remark

    Show marketing remark (795 chars)

    This ranch home offers surprisingly generous proportions thoughout. The front door opens into a 26-foot-long living room that offers versatile furniture placement options, including plenty of space for formal dining if desired. The kitchen and bathroom are both freshly remodeled, and the laundry area has been custom designed around high-end front-load appliances that remain with the house. Most windows have been replaced. The fenced backyard offers tremendous space, thanks to the 130-foot deep lot size. The driveway provides an extra off-street parking space that does not block garage access. The garage is as deep as the house, providing both vehicle and storage space. This location offers excellent access to shopping, schools, and bus lines. **Click VT icon for complete photo tour.**

11. 2007-12-21
    historical 795-char remark

    Show marketing remark (795 chars)

    This ranch home offers surprisingly generous proportions thoughout. The front door opens into a 26-foot-long living room that offers versatile furniture placement options, including plenty of space for formal dining if desired. The kitchen and bathroom are both freshly remodeled, and the laundry area has been custom designed around high-end front-load appliances that remain with the house. Most windows have been replaced. The fenced backyard offers tremendous space, thanks to the 130-foot deep lot size. The driveway provides an extra off-street parking space that does not block garage access. The garage is as deep as the house, providing both vehicle and storage space. This location offers excellent access to shopping, schools, and bus lines. **Click VT icon for complete photo tour.**

12. 2007-06-14
    listed $89,900 795-char remark

    Show marketing remark (795 chars)

    This ranch home offers surprisingly generous proportions thoughout. The front door opens into a 26-foot-long living room that offers versatile furniture placement options, including plenty of space for formal dining if desired. The kitchen and bathroom are both freshly remodeled, and the laundry area has been custom designed around high-end front-load appliances that remain with the house. Most windows have been replaced. The fenced backyard offers tremendous space, thanks to the 130-foot deep lot size. The driveway provides an extra off-street parking space that does not block garage access. The garage is as deep as the house, providing both vehicle and storage space. This location offers excellent access to shopping, schools, and bus lines. **Click VT icon for complete photo tour.**

13. 2000-07-27
    soldstatus $67,000
14. 1995-03-24
    soldstatus $34,666

ⓘ 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: $3,282 · $274/mo
• Projected year-2 tax: $3,282 · $274/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,017
• − Mortgage interest: −$7,842
• − Property taxes: −$3,282
• − Insurance: −$700
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,073
• Taxable loss: −$2,443
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $447/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

+303.9% since first listed

13 events — show timeline

• 2026-05-29 Pending — MRED as Distributed by MLS Grid
• 2026-05-27 Listed $140,000 MRED as Distributed by MLS Grid
• 2025-04-25 Sold (Public Records) $157,500 Public Records
• 2014-06-18 Sold (Public Records) $81,000 Public Records
• 2014-06-13 Sold (MLS) $81,000 MRED as Distributed by MLS Grid
• 2014-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2013-10-08 Listed $82,900 MRED as Distributed by MLS Grid
• 2008-01-29 Sold (Public Records) $85,500 Public Records
• 2008-01-28 Sold (MLS) $85,200 MRED as Distributed by MLS Grid
• 2007-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2007-06-14 Listed $89,900 MRED as Distributed by MLS Grid
• 2000-07-27 Sold (Public Records) $67,000 Public Records
• 1995-03-24 Sold (Public Records) $34,666 Public Records

Property tax history

+3.8%/yr

Latest (2024): $3,282 · +7.8% YoY. Source: county tax records.