7 Shuman Cir · Urbana, IL 61801

$165,000

3 bd · 1.5 ba · 1,250 sqft · SingleFamily · 4 Days on market

Built 1956 0.25 ac lot Est $204k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

7 Shuman circle is a 3 bedroom, 1.5 bath, 1200 square foot ranch home situated at the end of a quiet cul-de-sac. This open concept home is ready for your to make it your own by repainting the interior and adding kitchen appliances. There's a large dining area and living room that features French doors that open to the large backyard. There are real hardwood floors throughout most of the home. Hurry, this home is priced to sell in AS-IS condtion and will not last long!

Key facts

• 0.25 acre lot
• Built 1956
• Listed 4 days

Property features AI

Finance

• Other: Parcel number 932120281010; Lot dimensions: 55 x 41 x 44 x 90 x 56 x 116; Lot size approximately 0.25–0.49 acre
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built approximately 61–70 years ago; Built before 1978; Asphalt roof; Vinyl siding exterior; Estimated living area approximately 1,250 total finished square feet
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Deck; Fire pit; Fenced yard; Located on a cul-de-sac

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Hardwood flooring in living room, dining room, master and two additional bedrooms; Vinyl flooring in the kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom; Soaking tub
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Separate dining room
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $159k (3.7% below list).
• Recommended offer: $159k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Urbana — 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 80/100 on livability (#110 in IL, #1,793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Urbana SD 116 (urban): math 11% / reading 13% proficiency, ranked #568 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yankee Ridge Elem School (math 8% / reading 8%, grade F, #1,627 of 2,056 statewide, top 81%, 404 students, 0% FRL); Urbana Middle School (math 6% / reading 6%, grade F, #634 of 665 statewide, top 95%, 903 students, 0% FRL); Urbana High School (math 21% / reading 29%, grade F, #247 of 693 statewide, top 36%, 1,220 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• At $1,589/mo this rent would consume 53% of the median local household income ($36k/yr) (locally 2719% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $104k; list at $165k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,937 (3.7% below list)

Questions for the listing agent

1. Built in 1956 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 0.96% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $203,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Cureton Dr	0.03mi	3/2.0	1,317 (+5%)	13mo	$239,900	$182	77
808 E Burkwood Dr	0.40mi	3/1.5	1,230 (-2%)	11mo	$200,000	$163	69
1001 E Sunnycrest Dr	0.44mi	3/2.5	1,290 (+3%)	10mo	$223,750	$173	62
2601 S Anderson St	0.55mi	3/1.5	1,286 (+3%)	14mo	$191,000	$149	58
506 E Shurts St	0.39mi	4/2.0 (+1)	1,316 (+5%)	12mo	$260,000	$198	56
105 W Florida Ave	0.56mi	2/2.0 (-1)	1,254 (+0%)	13mo	$122,000	$97	55
506 E Mumford Dr	0.08mi	4/2.0 (+1)	1,422 (+14%)	14mo	$196,500	$138	55
713 E Michigan Ave	0.66mi	3/1.0	1,313 (+5%)	11mo	$192,000	$146	50
1008 E Florida Ave	0.53mi	2/1.5 (-1)	1,137 (-9%)	8mo	$113,500	$100	48
1005 E Delaware Ave	0.55mi	3/2.0	1,407 (+13%)	5mo	$175,000	$124	47
12 Montclair Rd	0.41mi	3/2.0	1,424 (+14%)	10mo	$265,000	$186	47
905 Pennsylvania Ave	0.59mi	3/1.0	1,130 (-10%)	11mo	$199,999	$177	46

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 · 4.4% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-21,376
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-4,867
• Equity at exit: $14,266

Cash invested: $46,200 (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 61801

• Home prices YoY: -27.4%
• Rents YoY: 4.4%
• Active inventory: 63
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$865
• Tax from tax record: −$274 /mo · $3,289/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $47

Break-even live

Break-even rent $1,529

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $94	+0% $47	+5% $1	+10% $-46
Rent	-10% $-78	-5% $-15	+0% $47	+5% $110	+10% $173
Rate	-1.0pp $131	-0.5pp $89	base $47	+0.5pp $5	+1.0pp $-39

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 E Colorado Ave Unit B Urbana, IL	3.0	1.5	1056	$1,395	$1.32	45d	1	0.19mi
615 E Colorado Ave Unit B Urbana, IL	3.0	1.5	1056	$1,495	$1.42	15d	1	0.19mi
1806 S Cottage Grove Ave Urbana, IL	2.0–3.0	1.5–2.0	1000	$1,295	$1.29	15d	3	0.45mi
1604 S Maple St Urbana, IL	3.0	2.5	1660	$2,195	$1.32	45d	1	0.48mi
1601 E Florida Ave Urbana, IL	2.0–3.0	2.0–3.0	949	$1,459	$1.54	15d	1	0.75mi
502 E Washington St Urbana, IL	3.0	2.0	1667	$2,000	$1.20	23d	1	0.96mi
1109 Austin Dr Urbana, IL	3.0	1.0	1300	$1,350	$1.04	23d	1	1.03mi
1907 E Florida Ave Unit A Urbana, IL	3.0	1.5	1250	$1,550	$1.24	23d	1	1.04mi
1907 E Florida Ave Urbana, IL	3.0	2.0	1250	$1,550	$1.24	23d	1	1.05mi
200 S Vine St Unit 128 Urbana, IL	2.0	2.5	1292	$1,795	$1.39	23d	1	1.35mi

Listing history 4 events

1. 2026-06-09
   status $165,000 Pending 4 DOM
2. 2026-06-08
   days on market $165,000 Active 4 DOM
3. 2026-06-07
   remarks 464-char remark
4. 2026-06-07
   listed $165,000 Active 3 DOM

ⓘ 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: $3,289 · $274/mo
• Projected year-2 tax: $3,517 · $293/mo
• Expected delta: +$228/yr (+$19/mo · 6.9%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,072
• − Mortgage interest: −$9,243
• − Property taxes: −$3,289
• − Insurance: −$825
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,800
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,083/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: Urbana SD 116
• NCES district ID: 1739960
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,678
• Composite: 9.72/100
• National rank: #9830
• State rank: #568 of 620 in IL

Livability — Urbana

• Score: 80/100
• State rank: #110
• US rank: #1793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, IL
• County: Champaign County · 182,148 people
• City population: 48,184
• Metro: Champaign-Urbana, IL
• Population (ZIP): 27,891
• Household income: $36,180
• Rent vs Own: 66.7% rent · 33.3% own
• Severe rent burden: 2719.0

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 0.65)
• Race & ethnicity: White 54% Asian 17% Black 16% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 20% · China, Canada, Jamaica
• Languages at home: 74% English-only · Chinese 8% Spanish 6% Other Indo-European 4%

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: ▼ -83.21%
• Current HPI: 220.7438
• Rent YoY: ▲ 4.40%
• 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

+175.0% since first listed

10 events — show timeline

• 2026-06-04 Listed $165,000 MRED as Distributed by MLS Grid
• 2022-06-06 Sold (Public Records) $103,500 Public Records
• 2022-06-01 Sold (MLS) $103,500 MRED as Distributed by MLS Grid
• 2022-05-02 Contingent — MRED as Distributed by MLS Grid
• 2022-04-27 Listed $99,000 MRED as Distributed by MLS Grid
• 2011-04-06 Sold (Public Records) $63,000 Public Records
• 2011-02-15 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2011-02-10 Sold (Public Records) $50,000 Public Records
• 2011-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2011-01-10 Listed $60,000 MRED as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2024): $3,289 · +8.2% YoY. Source: county tax records.