1318 Broadmoor Dr · Champaign, IL 61821

$200,000

3 bd · 3.5 ba · 2,500 sqft · Other · 11 Days on market

Built 1994 ↓ 17% since listing

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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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.0/10.0
• 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

This was a beautiful house. Now it needs a creative new owner. Start from scratch and build your dream home. Soaring ceilings accent the first floor. The master suite is located on the first floor. Upstairs are 2 more bedrooms and a sitting room that overlooks the main level. The full basement was finished with a third bathroom and super large family room. Look beyond the problems and visualize a spectacular new house.

Key facts

• 2 garage spots
• Built 1994
• Listed 11 days

Property features AI

Finance

• Other: Living area source: Assessor; Total finished/unfinished area listed as 3,800 (approx.); Main level approx. 1,300; upper level approx. 1,200; unfinished basement approx. 1,300
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Brick construction; Built approximately 31–40 years ago
• Exterior features: Lot dimensions: 74.31 x 149.5 x 157.88 x 131.57; Lot size approximately 0.25–0.49 acre

Interior

• Kitchen: Kitchen with eating area/table space (21 x 12)
• Bedrooms: Master bedroom on the main level (27 x 15) with a full bath; Second bedroom on the second level (16 x 12); Third bedroom on the second level (14 x 12)
• Bathrooms: Three full bathrooms; One half bathroom; Basement contains a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Unfinished full basement; One fireplace in the living room; Separate dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 6.9% 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: Stratton Elementary School (math 12% / reading 2%, grade F, #1,673 of 2,056 statewide, top 84%, 476 students, 0% FRL); Central High School (math 32% / reading 38%, grade F, #125 of 693 statewide, top 18%, 1,597 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); 89 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• This rent runs 40% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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: property tax is 3.7% of price.

Recommended offer $200,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.17% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.76×
• Total profit: $-13,356
• Equity at exit: $29,821

10-year hold

• IRR: 9.8%
• Equity multiple: 1.96×
• Total profit: $53,949
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$614 /mo · $7,367/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $101

Break-even live

Break-even rent $2,210

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Georgetown Dr Champaign, IL	3.0	2.5	2081	$2,500	$1.20	13d	1	0.13mi
1716 Georgetown Dr Champaign, IL	3.0	2.5	2081	$2,800	$1.35	43d	1	0.13mi
1738 Westhaven Dr Champaign, IL	4.0	3.5	2810	$2,100	$0.75	43d	1	0.91mi
707 Hessel Blvd Champaign, IL	3.0	2.0	1967	$1,930	$0.98	43d	1	0.93mi

Listing history 21 events

1. 2026-05-08
   status Pending 429-char remark
2. 2026-04-27
   listed $200,000 Active 429-char remark
3. 2026-04-05
   historical
4. 2026-01-01
   status Temporarily No Showings
5. 2025-09-27
   status Pending
6. 2025-08-28
   price
7. 2025-07-17
   price
8. 2025-07-03
   status Active
9. 2025-07-03
   price
10. 2025-04-29
    historical
11. 2025-04-29
    status Temporarily No Showings
12. 2025-04-28
    historical
13. 2025-04-24
    listed Active
14. 2025-04-04
    historical
15. 2025-03-24
    price
16. 2025-03-10
    price
17. 2025-02-25
    price
18. 2025-02-18
    listed Active
19. 2024-06-12
    soldstatus $300,000
20. 2024-06-12
    listed $275,000
21. 2024-06-12
    soldstatus $450,000

ⓘ 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: $7,367 · $614/mo
• Projected year-2 tax: $7,367 · $614/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: $28,057
• − Mortgage interest: −$11,203
• − Property taxes: −$7,367
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$5,818
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,650/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

-16.7% since first listed

22 events — show timeline

• 2026-05-22 Sold (MLS) $250,000 MRED as Distributed by MLS Grid
• 2026-05-08 Pending — MRED as Distributed by MLS Grid
• 2026-04-27 Listed $200,000 MRED as Distributed by MLS Grid
• 2026-04-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-01 Relisted — MRED as Distributed by MLS Grid
• 2025-09-27 Pending — MRED as Distributed by MLS Grid
• 2025-08-28 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-03 Relisted — MRED as Distributed by MLS Grid
• 2025-07-03 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-29 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-29 Relisted — MRED as Distributed by MLS Grid
• 2025-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-24 Listed — MRED as Distributed by MLS Grid
• 2025-04-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-18 Listed — MRED as Distributed by MLS Grid
• 2024-06-12 Sold (Public Records) $450,000 Public Records
• 2024-06-12 Listed $275,000 MRED as Distributed by MLS Grid
• 2024-06-12 Sold (MLS) $300,000 MRED as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $7,367 · +8.1% YoY. Source: county tax records.