1607 Williamsburg Dr · Champaign, IL 61821

$155,000

4 bd · 1.0 ba · 1,225 sqft · SingleFamily · 27 Days on market

Built 1960 7,408 sqft lot $127/sqft · 50% above area

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1607 Williamsburg, where comfort, style, and modern updates come together to create a place you'll love to call home. From the moment you step inside, you'll be greeted by a bright, refreshed interior designed for easy living and everyday enjoyment. This beautifully updated 4-bedroom home has been thoughtfully renovated from top to bottom, featuring fresh paint throughout, brand-new flooring, and an updated kitchen that serves as the heart of the home. Whether you're preparing meals, entertaining guests, or gathering with family, the kitchen offers the perfect blend of function and style. The spacious layout provides plenty of room to grow, work, relax, and create lasting memories. Every update has been carefully selected to give the home a fresh, move-in-ready feel while maintaining a warm and inviting atmosphere. Whether you're searching for your first home, need more space, or simply want a fresh start in a beautifully updated property, 1607 Williamsburg delivers the perfect combination of comfort, convenience, and value. Come experience all this charming home has to offer and imagine yourself living here today! Schedule your showing today!

Key facts

• 7,408 sq ft lot
• Built 1960
• Listed 27 days

Property features AI

Finance

• Other: R-1 zoning

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Other roof type; City street frontage; Public maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 4 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dryer; Gas water heater; Oven; Refrigerator; Washer
• Laundry & utility: Laundry on the main level; Washer and Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising fast (+9.3%/yr); 89 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $82k; list at $155k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $103,079
• List price: $155,000
• Delta: 50.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Garden Hills Dr	0.05mi	4/1.0	1,080 (-12%)	1mo	$93,000	$86	77
1503 Summit Ridge Rd	0.14mi	4/1.0	1,048 (-14%)	4mo	$140,000	$134	66
1204 Garden Hills Dr	0.24mi	3/1.0 (-1)	1,120 (-9%)	6mo	$80,000	$71	64
1811 Melanie Ln	0.41mi	3/2.0 (-1)	1,169 (-5%)	1mo	$125,000	$107	63
1504 N Mattis Ave	0.17mi	3/1.0 (-1)	1,066 (-13%)	5mo	$128,000	$120	61
1307 Hedge Rd	0.28mi	3/1.0 (-1)	1,065 (-13%)	2mo	$129,000	$121	59
1902 Garden Hills Dr	0.34mi	3/1.0 (-1)	1,073 (-12%)	1mo	$165,000	$154	58
2213 Roland Dr	0.63mi	3/1.0 (-1)	1,194 (-2%)	5mo	$156,000	$131	57
1203 Julie Dr	0.51mi	3/2.0 (-1)	1,310 (+7%)	1mo	$187,500	$143	55
1905 Cynthia Dr	0.39mi	3/1.0 (-1)	1,073 (-12%)	5mo	$145,000	$135	52
1502 Powers Ln	0.55mi	3/1.0 (-1)	1,080 (-12%)	1mo	$157,500	$146	49
1505 W Columbia Ave	0.69mi	3/1.5 (-1)	1,090 (-11%)	1mo	$93,000	$85	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.10×
• Total profit: $4,135
• Equity at exit: $23,111

10-year hold

• IRR: 16.2%
• Equity multiple: 2.62×
• Total profit: $70,412
• Equity at exit: $13,402

Cash invested: $43,400 (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: 89
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$813
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $319

Break-even live

Break-even rent $1,287

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $407	-5% $363	+0% $319	+5% $275	+10% $231
Rent	-10% $185	-5% $252	+0% $319	+5% $386	+10% $453
Rate	-1.0pp $397	-0.5pp $359	base $319	+0.5pp $279	+1.0pp $238

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Joanne Ln Unit A Champaign, IL	3.0	1.0	1000	$1,350	$1.35	14d	1	0.36mi
2000 N Mattis Ave Champaign, IL	1.0–3.0	1.0	900	$1,040	$1.16	14d	1	0.46mi
2106 Campbell Dr Champaign, IL	3.0	1.0	1040	$1,475	$1.42	14d	1	0.58mi
1418 Dobbins Dr Champaign, IL	3.0	1.0	1100	$1,780	$1.62	14d	1	0.75mi
2504 Campbell Dr Champaign, IL	3.0	1.0	1100	$1,880	$1.71	14d	1	0.85mi
3315 Boulder Ridge Dr Champaign, IL	3.0	2.5	1500	$2,200	$1.47	14d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $155,000 Active 27 DOM

   Show marketing remark (1174 chars)

   Welcome to 1607 Williamsburg, where comfort, style, and modern updates come together to create a place you'll love to call home. From the moment you step inside, you'll be greeted by a bright, refreshed interior designed for easy living and everyday enjoyment. This beautifully updated 4-bedroom home has been thoughtfully renovated from top to bottom, featuring fresh paint throughout, brand-new flooring, and an updated kitchen that serves as the heart of the home. Whether you're preparing meals, entertaining guests, or gathering with family, the kitchen offers the perfect blend of function and style. The spacious layout provides plenty of room to grow, work, relax, and create lasting memories. Every update has been carefully selected to give the home a fresh, move-in-ready feel while maintaining a warm and inviting atmosphere. Whether you're searching for your first home, need more space, or simply want a fresh start in a beautifully updated property, 1607 Williamsburg delivers the perfect combination of comfort, convenience, and value. Come experience all this charming home has to offer and imagine yourself living here today! Schedule your showing today!

2. 2026-06-17
   days on market $155,000 Active 26 DOM
3. 2026-06-16
   days on marketlisting id $155,000 Active 25 DOM
4. 2026-06-16
   days on market $155,000 Active 41 DOM
5. 2026-06-15
   days on market $155,000 Active 40 DOM
6. 2026-06-14
   days on market $155,000 Active 38 DOM
7. 2026-06-13
   days on market $155,000 Active 37 DOM
8. 2026-06-10
   days on market $155,000 Active 35 DOM
9. 2026-06-09
   days on market $155,000 Active 34 DOM
10. 2026-06-08
    days on market $155,000 Active 33 DOM
11. 2026-06-07
    days on market $155,000 Active 32 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    days on market $155,000 Active 29 DOM
14. 2026-06-03
    days on market $155,000 Active 28 DOM
15. 2026-06-02
    days on market $155,000 Active 27 DOM
16. 2026-06-01
    days on market $155,000 Active 26 DOM
17. 2026-05-31
    days on market $155,000 Active 25 DOM
18. 2026-05-30
    days on market $155,000 Active 24 DOM
19. 2026-05-06
    listed $155,000 Active 577-char remark

    Show marketing remark (1174 chars)

    Welcome to 1607 Williamsburg, where comfort, style, and modern updates come together to create a place you'll love to call home. From the moment you step inside, you'll be greeted by a bright, refreshed interior designed for easy living and everyday enjoyment. This beautifully updated 4-bedroom home has been thoughtfully renovated from top to bottom, featuring fresh paint throughout, brand-new flooring, and an updated kitchen that serves as the heart of the home. Whether you're preparing meals, entertaining guests, or gathering with family, the kitchen offers the perfect blend of function and style. The spacious layout provides plenty of room to grow, work, relax, and create lasting memories. Every update has been carefully selected to give the home a fresh, move-in-ready feel while maintaining a warm and inviting atmosphere. Whether you're searching for your first home, need more space, or simply want a fresh start in a beautifully updated property, 1607 Williamsburg delivers the perfect combination of comfort, convenience, and value. Come experience all this charming home has to offer and imagine yourself living here today! Schedule your showing today!

20. 2026-02-19
    historical
21. 2026-01-01
    listed Active
22. 2025-12-31
    historical
23. 2021-06-30
    soldstatus $82,000 Closed Sale
24. 2021-05-06
    listed $82,000
25. 2021-05-06
    historical
26. 2021-03-05
    soldstatus $1,770,000
27. 2010-10-08
    soldstatus $100,000

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: +$923/yr (+$77/mo · 55.1%)

ⓘ 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 · 18 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: $20,293
• − Mortgage interest: −$8,682
• − Property taxes: −$1,673
• − Insurance: −$775
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,509
• Taxable income: $1,406
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,491/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

+55.0% since first listed

11 events — show timeline

• 2026-06-18 Contingent — MRED as Distributed by MLS Grid
• 2026-05-22 Listed $155,000 CIBR
• 2026-05-06 Listed $155,000 MRED as Distributed by MLS Grid
• 2026-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Listed — MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2021-06-30 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2021-05-06 Listing Removed — MRED as Distributed by MLS Grid
• 2021-05-06 Listed $82,000 MRED as Distributed by MLS Grid
• 2021-03-05 Sold (Public Records) $1,770,000 Public Records
• 2010-10-08 Sold (Public Records) $100,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,673 · +12.3% YoY. Source: county tax records.