307 S Lincoln St · Mahomet, IL 61853

$149,900

3 bd · 2.0 ba · 1,960 sqft · Other · 15 Days on market

Built 1880 0.38 ac lot ↓ 6% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

What an awesome opportunity to own a piece of history, centrally located close to Downtown Mahomet! This property features an oversized 1/3+ acre lot, 2 blocks from Main Street. Inside you will find 3 bedrooms, 2 bathroom, living room, eat-in kitchen and a separate formal dining room. This home has 2 enclosed porches and patio space. Tons of yard space to add onto the home, or room for outdoor activities!

Key facts

• Full basement
• 0.38 acre lot
• Garage

Tags

• FULL BASEMENT
• ROOF COMPLETELY REPLACED

Property features AI

Finance

• Financial info: Homeowner tax exemption
• HOA & community: No master association fee required; Community features include park, sidewalks, and paved streets

Exterior

• Parking: Detached owned garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; School bus service available
• Construction: Vinyl siding; Asphalt roof; Built over 100 years ago; Unfinished basement (565 unfinished sq ft)
• Exterior features: Corner lot; Lot dimensions approximately 179 x 57.75 x 165 x 133; .25-.49 acre lot

Interior

• Kitchen: Eating-area kitchen; Range; Refrigerator
• Bedrooms: Three bedrooms total; Master bedroom located on the second floor (18 x 14); Two additional main-level bedrooms (12 x 11 and 13 x 15)
• Flooring: Carpet in most bedrooms and living areas; Hardwood in dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Wall cooling unit(s)
• Interior features: Six total rooms; Separate dining room; Unfinished/partial basement
• Laundry & utility: Main-level laundry (5 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 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: 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 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 $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.55% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $16,205
• Equity at exit: $22,351

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $66,644
• Equity at exit: $12,961

Cash invested: $41,972 (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: 132
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$358 /mo · $4,299/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $634

Break-even live

Break-even rent $1,528

Max offer price $149,900

Occupancy floor 68%

Sensitivity live

Price	-10% $718	-5% $676	+0% $634	+5% $591	+10% $549
Rent	-10% $450	-5% $542	+0% $634	+5% $726	+10% $818
Rate	-1.0pp $709	-0.5pp $672	base $634	+0.5pp $595	+1.0pp $555

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Timber Dr Mahomet, IL	3.0	2.0	1372	$1,900	$1.38	44d	1	0.76mi
901 Cates Dr Unit 903B Mahomet, IL	3.0	2.5	1641	$2,160	$1.32	14d	1	1.38mi

Listing history 11 events

1. 2026-06-18
   days on market $149,900 Active 15 DOM
2. 2026-06-17
   days on market $149,900 Active 14 DOM
3. 2026-06-16
   days on market $149,900 Active 13 DOM
4. 2026-06-15
   days on market $149,900 Active 12 DOM
5. 2026-06-14
   days on market $149,900 Active 10 DOM
6. 2026-06-13
   days on market $149,900 Active 9 DOM
7. 2026-06-10
   days on market $149,900 Active 7 DOM
8. 2026-06-09
   days on market $149,900 Active 6 DOM
9. 2026-06-08
   days on market $149,900 Active 5 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $149,900 Active 4 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: $4,299 · $358/mo
• Projected year-2 tax: $4,299 · $358/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 ≥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: $27,956
• − Mortgage interest: −$8,397
• − Property taxes: −$4,299
• − Insurance: −$750
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$4,361
• Taxable income: $5,677
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $6,241/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

-6.3% since first listed

5 events — show timeline

• 2026-06-03 Listed $149,900 MRED as Distributed by MLS Grid
• 2021-12-17 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2021-11-19 Pending — MRED as Distributed by MLS Grid
• 2021-11-01 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2021-10-14 Listed $159,900 MRED as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $4,299 · +7.8% YoY. Source: county tax records.