1202 N Champaign St · Champaign, IL 61820

$109,900

4 bd · 1.0 ba · 1,451 sqft · SingleFamily · 8 Days on market

Built 1901 $76/sqft · 12% below area Est $124k · 12% under

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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
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOUSE WAS GUTTED 10YRS AGO (NEW KITCHEN, BATH, WALLS, WINDOWS, ROOF, WIRING, FENCED IN YD, NICE LANDSCAPING, COVERED WOOD DECK, DISHWASHER, FRIG, STOVE, MOVE IN CONDITION, HOUSE SOLD AS IS CONDITION. RENTS FOR $600.00 PER MONTH.

Key facts

• Unfinished basement
• Back deck
• Main floor bedroom

Tags

• TWO SEPARATE LIVING AREAS
• MAIN FLOOR BEDROOM
• BACK DECK
• TWO OFF STREET PARKING SPACES
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Commuter bus access nearby; Property not currently leased; Posession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Gravel driveway; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built over 100 years ago; Living area reported as other source
• Construction: Vinyl siding; Total finished area reported 1,451; Upper level and main level living areas (main ~975; upper ~476); Unfinished basement approx. 875 sq ft
• Exterior features: Corner lot; Lot dimensions approximately 120 x 55 x 110 x 11 x 54.17; Less than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (master on main; three bedrooms on second level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 9 total rooms; Unfinished full basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 11.0% 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: 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 (+4.6%/yr); 51 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,466/mo this rent would consume 64% of the median local household income ($28k/yr) (locally 4754% 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 $760 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $51k; list at $110k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1901 — 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: 1.33% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $124,255
• List price: $109,900
• Delta: -11.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 N Walnut St	0.14mi	4/2.0	1,500 (+3%)	6mo	$147,500	$98	78
1304 N Walnut St	0.11mi	4/2.0	1,534 (+6%)	15mo	$175,000	$114	69
202 W Beardsley Ave	0.31mi	3/2.5 (-1)	1,440 (-1%)	9mo	$90,000	$63	66
1107 N Hickory St	0.16mi	3/1.0 (-1)	1,318 (-9%)	9mo	$82,000	$62	65
1003 N Randolph St	0.32mi	5/3.0 (+1)	1,435 (-1%)	8mo	$103,000	$72	64
1312 N Hickory St	0.19mi	4/1.5	1,600 (+10%)	11mo	$165,000	$103	63
403 W Beardsley Ave	0.49mi	3/2.0 (-1)	1,494 (+3%)	8mo	$105,000	$70	57
304 Fairview Dr	0.41mi	3/2.0 (-1)	1,378 (-5%)	11mo	$162,500	$118	55
412 Louisiana Ave	0.53mi	3/2.5 (-1)	1,366 (-6%)	3mo	$61,900	$45	52
215 Arcadia Dr	0.38mi	4/1.0	1,265 (-13%)	14mo	$190,000	$150	50
1305 W Beardsley Ave	0.71mi	3/2.0 (-1)	1,425 (-2%)	10mo	$149,000	$105	47
404 Fairview Dr	0.46mi	4/2.0	1,598 (+10%)	16mo	$186,000	$116	44

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.40×
• Total profit: $12,225
• Equity at exit: $16,386

10-year hold

• IRR: 20.3%
• Equity multiple: 2.84×
• Total profit: $56,494
• Equity at exit: $9,502

Cash invested: $30,772 (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 61820

• Home prices YoY: -31.9%
• Rents YoY: 4.6%
• Active inventory: 51
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $433

Break-even live

Break-even rent $918

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 N 5th St Champaign, IL	4.0	1.0	1395	$1,715	$1.23	13d	1	0.41mi
207 S 5th St Champaign, IL	4.0	2.0	957	$659	$0.69	44d	1	0.94mi
1202 N Lincoln Ave Urbana, IL	3.0	1.0	1150	$1,395	$1.21	21d	1	1.14mi
501 S Elm St Unit 1E Champaign, IL	3.0	1.0	1000	$1,135	$1.14	44d	1	1.20mi
2605 J T Coffman Dr Champaign, IL	1.0–3.0	1.0–2.0	1002	$1,305	$1.30	13d	6	1.39mi
2617 J T Coffman Dr Champaign, IL	1.0–3.0	1.0–2.0	943	$1,290	$1.37	13d	56	1.46mi

Listing history 5 events

1. 2026-05-12
   listed $109,900 Active 814-char remark
2. 2003-03-13
   soldstatus $51,000
3. 2003-03-10
   soldstatus $51,000 228-char remark

   Show marketing remark (228 chars)

   HOUSE WAS GUTTED 10YRS AGO (NEW KITCHEN, BATH, WALLS, WINDOWS, ROOF, WIRING, FENCED IN YD, NICE LANDSCAPING, COVERED WOOD DECK, DISHWASHER, FRIG, STOVE, MOVE IN CONDITION, HOUSE SOLD AS IS CONDITION. RENTS FOR $600.00 PER MONTH.

4. 2003-02-19
   historical 228-char remark

   Show marketing remark (228 chars)

   HOUSE WAS GUTTED 10YRS AGO (NEW KITCHEN, BATH, WALLS, WINDOWS, ROOF, WIRING, FENCED IN YD, NICE LANDSCAPING, COVERED WOOD DECK, DISHWASHER, FRIG, STOVE, MOVE IN CONDITION, HOUSE SOLD AS IS CONDITION. RENTS FOR $600.00 PER MONTH.

5. 2002-09-07
   listed $54,900 228-char remark

   Show marketing remark (228 chars)

   HOUSE WAS GUTTED 10YRS AGO (NEW KITCHEN, BATH, WALLS, WINDOWS, ROOF, WIRING, FENCED IN YD, NICE LANDSCAPING, COVERED WOOD DECK, DISHWASHER, FRIG, STOVE, MOVE IN CONDITION, HOUSE SOLD AS IS CONDITION. RENTS FOR $600.00 PER MONTH.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$631/yr (+$53/mo · 51.2%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,594
• − Mortgage interest: −$6,156
• − Property taxes: −$1,233
• − Insurance: −$550
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,197
• Taxable income: $3,643
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,327/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): 40,599
• Household income: $27,539
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 4754.0

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 0.62)
• Race & ethnicity: White 57% Asian 18% Black 13% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 74% English-only · Chinese 7% Spanish 6% Other Indo-European 5%

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: ▼ -112.24%
• Current HPI: 239.5835
• Rent YoY: ▲ 4.62%
• 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

+100.2% since first listed

6 events — show timeline

• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $109,900 MRED as Distributed by MLS Grid
• 2003-03-13 Sold (Public Records) $51,000 Public Records
• 2003-03-10 Sold (MLS) $51,000 MRED as Distributed by MLS Grid
• 2003-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 2002-09-07 Listed $54,900 MRED as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,233 · +13.8% YoY. Source: county tax records.