107 E Dunbar St · Mahomet, IL 61853

$229,000

3 bd · 2.0 ba · 1,423 sqft · SingleFamily · 1 Days on market

Built 1916 5,148 sqft lot Est $243k · 6% 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).

• Cash flow +14.2/30.0
• ARV discount +10.2/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming three bedroom home near downtown Mahomet and 13 Acres Park; easy access to Rt.150 and interstates. Adorable front porch to welcome your guests. Living room, family room with wood stove and dining room are great entertaining and/or every day living spaces. An abundance of natural light floods the home. Cabinets galore in the kitchen. Call today!

Key facts

• 5,148 sq ft lot
• Garage
• Built 1916

Property features AI

Finance

• Other: Total finished/unfinshed area reported as 2,343 total (estimate); Main level approx. 1,120; upper level approx. 303; unfinished basement approx. 920
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area
• Construction: Vinyl siding exterior; More than 100 years old; Built before 1978
• Exterior features: Lot dimensions approximately 66 x 78; Lot smaller than 0.25 acre; Directions: From Mahomet, take U.S. Route 150 toward downtown, turn north onto Division Street, then east onto Dunbar Street to 107 E Dunbar Street (north side)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen on main level (13 x 11)
• Bedrooms: 3 bedrooms total; Master bedroom on main level; Bedroom 2 on main level (10 x 11); Bedroom 3 on second level (11 x 23)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Open floorplan; First-floor bedroom; First-floor full bath; Separate dining room; Finished attic; Unfinished full basement
• Laundry & utility: Laundry on main level; Basement unfinished (full)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $38 ($454/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 $208k (9.2% below list).
• Recommended offer: $208k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Middletown Prairie Elementary (825 students, 0% FRL); Mahomet-Seymour Jr High School (math 38% / reading 34%, grade F, #182 of 665 statewide, top 28%, 810 students, 0% FRL); Mahomet-Seymour High School (math 53% / reading 50%, grade D+, #38 of 693 statewide, top 6%, 997 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.
• Current owner paid $130k; list at $229k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,031 (9.2% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $243,333
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 S Jefferson St	0.36mi	3/2.0	1,418 (-0%)	1mo	$335,000	$236	82
106 E Union St	0.05mi	3/1.0	1,347 (-5%)	4mo	$215,000	$160	81
308 S Division St	0.06mi	4/2.0 (+1)	1,453 (+2%)	12mo	$197,000	$136	79
506 E State St	0.37mi	3/1.0	1,438 (+1%)	1mo	$205,000	$143	76
305 West St	0.19mi	3/2.0	1,541 (+8%)	6mo	$275,000	$178	72
403 E State St	0.27mi	3/2.0	1,580 (+11%)	6mo	$214,000	$135	64
108 W Jackson St	0.39mi	3/2.5	1,572 (+10%)	0mo	$250,000	$159	62
501 Richard Ct	0.56mi	2/2.0 (-1)	1,400 (-2%)	5mo	$240,000	$171	62
216 N Dianne Ln	0.50mi	3/2.0	1,342 (-6%)	11mo	$265,000	$197	58
806 Walnut St	0.36mi	3/1.0	1,296 (-9%)	8mo	$187,000	$144	58
221 Augusta Dr	0.24mi	4/1.0 (+1)	1,236 (-13%)	3mo	$220,000	$178	56
608 W Dianne Ln	0.66mi	3/2.0	1,519 (+7%)	9mo	$279,900	$184	51

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-34,652
• Equity at exit: $34,145

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-26,886
• Equity at exit: $19,800

Cash invested: $64,120 (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: 140
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $38

Break-even live

Break-even rent $2,032

Max offer price $229,000

Occupancy floor 93%

Sensitivity live

Price	-10% $167	-5% $103	+0% $38	+5% $-27	+10% $-92
Rent	-10% $-127	-5% $-44	+0% $38	+5% $120	+10% $202
Rate	-1.0pp $153	-0.5pp $96	base $38	+0.5pp $-21	+1.0pp $-82

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Walnut St Mahomet, IL	3.0	1.0	1008	$1,790	$1.78	15d	1	0.38mi
907 E Oak St Unit 121 Mahomet, IL	2.0	2.0	1070	$1,629	$1.52	15d	1	0.80mi
1102 Timber Dr Mahomet, IL	3.0	2.0	1372	$1,900	$1.38	46d	1	0.89mi
1110 Pin Oak Dr Mahomet, IL	3.0	1.5	1104	$1,850	$1.68	46d	1	0.96mi
901 Cates Dr Unit 903B Mahomet, IL	3.0	2.5	1641	$2,160	$1.32	15d	1	1.50mi

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   listed $229,000 Active
3. 2026-03-25
   historical Contingent - No Showings
4. 2026-03-25
   historical
5. 2026-03-18
   listed Active
6. 2016-08-16
   soldstatus $130,100
7. 2016-08-15
   soldstatus $130,000 360-char remark

   Show marketing remark (360 chars)

   Charming three bedroom home near downtown Mahomet and 13 Acres Park; easy access to Rt.150 and interstates. Adorable front porch to welcome your guests. Living room, family room with wood stove and dining room are great entertaining and/or every day living spaces. An abundance of natural light floods the home. Cabinets galore in the kitchen. Call today!

8. 2016-06-11
   historical 360-char remark

   Show marketing remark (360 chars)

   Charming three bedroom home near downtown Mahomet and 13 Acres Park; easy access to Rt.150 and interstates. Adorable front porch to welcome your guests. Living room, family room with wood stove and dining room are great entertaining and/or every day living spaces. An abundance of natural light floods the home. Cabinets galore in the kitchen. Call today!

9. 2016-05-23
   listed $135,000 360-char remark

   Show marketing remark (360 chars)

   Charming three bedroom home near downtown Mahomet and 13 Acres Park; easy access to Rt.150 and interstates. Adorable front porch to welcome your guests. Living room, family room with wood stove and dining room are great entertaining and/or every day living spaces. An abundance of natural light floods the home. Cabinets galore in the kitchen. Call today!

ⓘ 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: $3,711 · $309/mo
• Projected year-2 tax: $4,455 · $371/mo
• Expected delta: +$743/yr (+$62/mo · 20.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,964
• − Mortgage interest: −$12,828
• − Property taxes: −$3,711
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$6,662
• Taxable loss: −$3,376
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $1,264/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

+69.6% since first listed

9 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $229,000 MRED as Distributed by MLS Grid
• 2026-03-25 Contingent — MRED as Distributed by MLS Grid
• 2026-03-25 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-18 Listed — MRED as Distributed by MLS Grid
• 2016-08-16 Sold (Public Records) $130,100 Public Records
• 2016-08-15 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2016-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2016-05-23 Listed $135,000 MRED as Distributed by MLS Grid

Property tax history

+16.0%/yr

Latest (2024): $3,711 · +9.2% YoY. Source: county tax records.