5 Truman Ct · Philo, IL 61864

$245,000

3 bd · 2.0 ba · 1,950 sqft · SingleFamily · 90 Days on market

Built 1972 0.49 ac lot $126/sqft · at area comps Est $240k · at est.

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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 +10.8/30.0
• Appreciation +7.6/10.0
• ARV discount +6.5/15.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-maintained brick ranch in the charming community of Philo. This home features a newer metal roof, new siding, updated windows, furnace, and central A/C, offering comfort and peace of mind for years to come. Situated on a generous half-acre lot in the highly sought-after Unit 7 School District, the property provides plenty of space to enjoy both indoors and out. Tucked away on a quiet cul-de-sac, you'll appreciate the peaceful setting while still being just a short drive from nearby amenities. A wonderful opportunity to enjoy small-town living. SELLER IS OFFERING A $5000 CASH CREDIT AT CLOSING TO USE TOWARDS INTERIOR UPDATES.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (18.4% below list).
• Recommended offer: $200k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#271 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Tolono CUSD 7 (rural): math 35% / reading 36% proficiency, ranked #164 of 620 in IL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unity Jr High School (math 32% / reading 38%, grade F, #191 of 665 statewide, top 30%, 346 students, 0% FRL); Unity High School (math 42% / reading 47%, grade F, #62 of 693 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (5.3% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; list at $245k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $200,000 (18.4% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $239,875
• List price: $245,000
• Delta: 2.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Kennedy Ct	0.06mi	3/2.5	2,159 (+11%)	3mo	$315,000	$146	75
103 W Jefferson St	0.53mi	3/2.0	1,744 (-11%)	2mo	$260,000	$149	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.77×
• Total profit: $53,158
• Equity at exit: $142,950

10-year hold

• IRR: 12.9%
• Equity multiple: 3.41×
• Total profit: $165,283
• Equity at exit: $250,181

Cash invested: $68,600 (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 61864

• Home prices YoY: 2.0%
• Active inventory: 3
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-113

Break-even live

Break-even rent $2,143

Max offer price $228,628

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-28	+0% $-113	+5% $-198	+10% $-282
Rent	-10% $-271	-5% $-192	+0% $-113	+5% $-34	+10% $45
Rate	-1.0pp $10	-0.5pp $-51	base $-113	+0.5pp $-177	+1.0pp $-241

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 McKinley Cir Philo, IL	3.0	1.0	1300	$2,000	$1.54	23d	1	0.38mi

Listing history 23 events

1. 2026-06-21
   days on market $245,000 Active 90 DOM
2. 2026-06-18
   days on market $245,000 Active 87 DOM
3. 2026-06-17
   days on market $245,000 Active 86 DOM
4. 2026-06-16
   days on market $245,000 Active 85 DOM
5. 2026-06-15
   days on market $245,000 Active 84 DOM
6. 2026-06-14
   days on market $245,000 Active 82 DOM
7. 2026-06-13
   days on market $245,000 Active 81 DOM
8. 2026-06-10
   days on market $245,000 Active 79 DOM
9. 2026-06-09
   days on market $245,000 Active 78 DOM
10. 2026-06-08
    days on market $245,000 Active 77 DOM
11. 2026-06-07
    days on market $245,000 Active 76 DOM
12. 2026-06-03
    days on market $245,000 Active 72 DOM
13. 2026-06-02
    days on market $245,000 Active 71 DOM
14. 2026-06-01
    days on market $245,000 Active 70 DOM
15. 2026-05-31
    days on market $245,000 Active 69 DOM
16. 2026-05-30
    days on market $245,000 Active 68 DOM
17. 2026-04-20
    price $245,000 653-char remark

    Show marketing remark (653 chars)

    Welcome to this well-maintained brick ranch in the charming community of Philo. This home features a newer metal roof, new siding, updated windows, furnace, and central A/C, offering comfort and peace of mind for years to come. Situated on a generous half-acre lot in the highly sought-after Unit 7 School District, the property provides plenty of space to enjoy both indoors and out. Tucked away on a quiet cul-de-sac, you'll appreciate the peaceful setting while still being just a short drive from nearby amenities. A wonderful opportunity to enjoy small-town living. SELLER IS OFFERING A $5000 CASH CREDIT AT CLOSING TO USE TOWARDS INTERIOR UPDATES.

18. 2026-04-07
    price $255,000 653-char remark

    Show marketing remark (653 chars)

    Welcome to this well-maintained brick ranch in the charming community of Philo. This home features a newer metal roof, new siding, updated windows, furnace, and central A/C, offering comfort and peace of mind for years to come. Situated on a generous half-acre lot in the highly sought-after Unit 7 School District, the property provides plenty of space to enjoy both indoors and out. Tucked away on a quiet cul-de-sac, you'll appreciate the peaceful setting while still being just a short drive from nearby amenities. A wonderful opportunity to enjoy small-town living. SELLER IS OFFERING A $5000 CASH CREDIT AT CLOSING TO USE TOWARDS INTERIOR UPDATES.

19. 2026-03-24
    listed $259,900 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to this well-maintained brick ranch in the charming community of Philo. This home features a newer metal roof, new siding, updated windows, furnace, and central A/C, offering comfort and peace of mind for years to come. Situated on a generous half-acre lot in the highly sought-after Unit 7 School District, the property provides plenty of space to enjoy both indoors and out. Tucked away on a quiet cul-de-sac, you'll appreciate the peaceful setting while still being just a short drive from nearby amenities. A wonderful opportunity to enjoy small-town living. SELLER IS OFFERING A $5000 CASH CREDIT AT CLOSING TO USE TOWARDS INTERIOR UPDATES.

20. 2003-07-25
    soldstatus $129,000
21. 2003-07-21
    soldstatus $129,000 472-char remark

    Show marketing remark (472 chars)

    SPRAWLING BRICK RANCH BUILT BY RICK STEWART, NOTE LARGE ROOMS & BEDROOMS, SUNKEN LR HAS MASSIVE BRICK FR, SHED HAS LOFT FOR EXTRA STORAGE, SPACIOUS GARAGE, RE:OTHER ROOM IS A 3 SEASONS SUNROOM & NOT INCLUDED IN THE SQUARE FOOTAGE, ROOFED IN 2002, STOVE & DISHWASHER NEW 2000, GENERATOR NEW 02, CARPET & VINYL REPLACED IN 99. * PLEASE NOTE THAT THE FRIDGE IN THE KITCHEN IS "AS IS" AND THE ONE IN THE GARAGE CAN STAY IT IS APPROX. 4YRS OLD.

22. 2003-06-09
    historical 472-char remark

    Show marketing remark (472 chars)

    SPRAWLING BRICK RANCH BUILT BY RICK STEWART, NOTE LARGE ROOMS & BEDROOMS, SUNKEN LR HAS MASSIVE BRICK FR, SHED HAS LOFT FOR EXTRA STORAGE, SPACIOUS GARAGE, RE:OTHER ROOM IS A 3 SEASONS SUNROOM & NOT INCLUDED IN THE SQUARE FOOTAGE, ROOFED IN 2002, STOVE & DISHWASHER NEW 2000, GENERATOR NEW 02, CARPET & VINYL REPLACED IN 99. * PLEASE NOTE THAT THE FRIDGE IN THE KITCHEN IS "AS IS" AND THE ONE IN THE GARAGE CAN STAY IT IS APPROX. 4YRS OLD.

23. 2003-03-19
    listed $129,900 472-char remark

    Show marketing remark (472 chars)

    SPRAWLING BRICK RANCH BUILT BY RICK STEWART, NOTE LARGE ROOMS & BEDROOMS, SUNKEN LR HAS MASSIVE BRICK FR, SHED HAS LOFT FOR EXTRA STORAGE, SPACIOUS GARAGE, RE:OTHER ROOM IS A 3 SEASONS SUNROOM & NOT INCLUDED IN THE SQUARE FOOTAGE, ROOFED IN 2002, STOVE & DISHWASHER NEW 2000, GENERATOR NEW 02, CARPET & VINYL REPLACED IN 99. * PLEASE NOTE THAT THE FRIDGE IN THE KITCHEN IS "AS IS" AND THE ONE IN THE GARAGE CAN STAY IT IS APPROX. 4YRS OLD.

ⓘ 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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,127
• Taxable loss: −$5,591
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-16/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: Tolono CUSD 7
• NCES district ID: 1739120
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $67,482
• Composite: 32.43/100
• National rank: #5723
• State rank: #164 of 620 in IL

Livability — Philo

• Score: 73/100
• State rank: #271
• US rank: #5122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Philo, IL
• Population (ZIP): 1,714

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 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: ▲ 5.28%
• Current HPI: 264.5011
• Rent YoY: —
• Metro: —
• 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

+88.6% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $245,000 MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $255,000 MRED as Distributed by MLS Grid
• 2026-03-24 Listed $259,900 MRED as Distributed by MLS Grid
• 2003-07-25 Sold (Public Records) $129,000 Public Records
• 2003-07-21 Sold (MLS) $129,000 MRED as Distributed by MLS Grid
• 2003-06-09 Listing Removed — MRED as Distributed by MLS Grid
• 2003-03-19 Listed $129,900 MRED as Distributed by MLS Grid

Property tax history

-49.1%/yr

Latest (2023): $4 · +0.0% YoY. Source: county tax records.