3315 Stoneway Ct · Champaign, IL 61822

$237,000

3 bd · 2.5 ba · 1,469 sqft · Other · 59 Days on market

Built 2024 $161/sqft · at area comps Est $235k · at est. $10/mo HOA ↓ 19% 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 +19.6/30.0
• ARV discount +7.1/15.0
• DSCR +6.2/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience modern living in this stunning 2024-built, two-story townhouse. In Boulder ridge subdivision, this home features three spacious bedrooms and 2.5 bathrooms, including a primary suite designed for comfort and convenience. The interior is highlighted by sleek finished concrete floors on first floor with LVP hardwood floors upstairs. Elegant quartz countertops throughout kitchen and bathrooms with top grade cabinetry. Step outside to enjoy your backyard space, complete with a concrete patio perfect for outdoor relaxation. This is an end unit with a side yard for more space. There is also a 1-car garage providing secure parking and additional storage!

Key facts

• Quartz countertops
• Top grade cabinetry
• Concrete patio

Tags

• FINISHED CONCRETE FLOORS
• LVP HARDWOOD FLOORS
• QUARTZ COUNTERTOPS
• TOP GRADE CABINETRY
• CONCRETE PATIO
• SIDE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $237k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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 $214k (9.8% below list).
• Recommended offer: $214k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Market conditions: 126 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 59 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $120k; list at $237k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $213,862 (9.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $234,926
• List price: $237,000
• Delta: 0.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-21,230
• Equity at exit: $35,337

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,343
• Equity at exit: $20,491

Cash invested: $66,360 (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 61822

• Home prices YoY: -15.6%
• Active inventory: 126
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$99
• HOA: −$10
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $271

Break-even live

Break-even rent $1,795

Max offer price $237,000

Occupancy floor 82%

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 Boulder Ridge Dr Champaign, IL	3.0	2.5	1500	$2,200	$1.47	13d	1	0.06mi
1504 Stonebluff Ct Unit 1504 Champaign, IL	3.0	2.0	1583	$2,500	$1.58	43d	1	0.12mi
1507 Stonebluff Ct Unit 1507 Champaign, IL	3.0	2.5	1400	$2,100	$1.50	13d	1	0.15mi
1509 Stonebluff Ct Unit 1509 Champaign, IL	3.0	2.5	1400	$2,100	$1.50	13d	1	0.15mi
1113 Laura Dr Champaign, IL	2.0	1.0	900	$1,295	$1.44	20d	1	0.49mi
515 Clearwater Dr Champaign, IL	3.0	2.5	1536	$2,150	$1.40	13d	1	0.99mi
2002 W Bradley Ave Champaign, IL	1.0–2.0	1.0–2.0	690	$1,495	$2.17	13d	3	1.10mi
2000 N Mattis Ave Champaign, IL	1.0–3.0	1.0	900	$1,040	$1.16	13d	1	1.27mi
410 Ginger Bend Dr Champaign, IL	1.0–2.0	1.0–2.0	913	$1,580	$1.73	13d	18	1.48mi
1909 Joanne Ln Unit A Champaign, IL	3.0	1.0	1000	$1,350	$1.35	13d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 24 events

1. 2026-06-18
   days on market $237,000 Active 59 DOM
2. 2026-06-17
   days on market $237,000 Active 58 DOM
3. 2026-06-16
   days on market $237,000 Active 57 DOM
4. 2026-06-15
   days on market $237,000 Active 56 DOM
5. 2026-06-14
   days on market $237,000 Active 54 DOM
6. 2026-06-13
   days on market $237,000 Active 53 DOM
7. 2026-06-10
   days on market $237,000 Active 51 DOM
8. 2026-06-09
   days on market $237,000 Active 50 DOM
9. 2026-06-08
   days on market $237,000 Active 49 DOM
10. 2026-06-07
    days on market $237,000 Active 48 DOM
11. 2026-06-05
    days on market $237,000 Active 45 DOM
12. 2026-06-03
    days on market $237,000 Active 44 DOM
13. 2026-06-02
    days on market $237,000 Active 43 DOM
14. 2026-06-01
    days on market $237,000 Active 42 DOM
15. 2026-05-31
    days on market $237,000 Active 41 DOM
16. 2026-05-30
    days on market $237,000 Active 40 DOM
17. 2026-05-05
    status Active 665-char remark

    Show marketing remark (665 chars)

    Experience modern living in this stunning 2024-built, two-story townhouse. In Boulder ridge subdivision, this home features three spacious bedrooms and 2.5 bathrooms, including a primary suite designed for comfort and convenience. The interior is highlighted by sleek finished concrete floors on first floor with LVP hardwood floors upstairs. Elegant quartz countertops throughout kitchen and bathrooms with top grade cabinetry. Step outside to enjoy your backyard space, complete with a concrete patio perfect for outdoor relaxation. This is an end unit with a side yard for more space. There is also a 1-car garage providing secure parking and additional storage!

18. 2026-04-27
    historical Contingent - No Showings 665-char remark

    Show marketing remark (665 chars)

    Experience modern living in this stunning 2024-built, two-story townhouse. In Boulder ridge subdivision, this home features three spacious bedrooms and 2.5 bathrooms, including a primary suite designed for comfort and convenience. The interior is highlighted by sleek finished concrete floors on first floor with LVP hardwood floors upstairs. Elegant quartz countertops throughout kitchen and bathrooms with top grade cabinetry. Step outside to enjoy your backyard space, complete with a concrete patio perfect for outdoor relaxation. This is an end unit with a side yard for more space. There is also a 1-car garage providing secure parking and additional storage!

19. 2026-04-20
    listed $237,000 Active 665-char remark

    Show marketing remark (665 chars)

    Experience modern living in this stunning 2024-built, two-story townhouse. In Boulder ridge subdivision, this home features three spacious bedrooms and 2.5 bathrooms, including a primary suite designed for comfort and convenience. The interior is highlighted by sleek finished concrete floors on first floor with LVP hardwood floors upstairs. Elegant quartz countertops throughout kitchen and bathrooms with top grade cabinetry. Step outside to enjoy your backyard space, complete with a concrete patio perfect for outdoor relaxation. This is an end unit with a side yard for more space. There is also a 1-car garage providing secure parking and additional storage!

20. 2026-04-04
    historical $2,075
21. 2026-02-26
    listed $2,075
22. 2019-11-06
    soldstatus $120,000
23. 2013-11-15
    soldstatus $58,000
24. 2007-01-16
    soldstatus $294,000

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $3,090 · $257/mo
• Expected delta: +$2,290/yr (+$191/mo · 286.4%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,663
• − Mortgage interest: −$13,276
• − Property taxes: −$800
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$120
• − Depreciation: −$6,895
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $3,427/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): 27,642
• Household income: $99,006
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 733.0

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 17% Black 14% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 76% English-only · Chinese 6% Spanish 4% Other Asian/Pacific 3%

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: ▼ -37.60%
• Current HPI: 203.8781
• 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

-19.4% since first listed

8 events — show timeline

• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-04-27 Contingent — MRED as Distributed by MLS Grid
• 2026-04-20 Listed $237,000 MRED as Distributed by MLS Grid
• 2026-04-04 Rental Removed $2,075 APPFOLIO
• 2026-02-26 Listed for Rent $2,075 APPFOLIO
• 2019-11-06 Sold (Public Records) $120,000 Public Records
• 2013-11-15 Sold (Public Records) $58,000 Public Records
• 2007-01-16 Sold (Public Records) $294,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $800 · +1051.6% YoY. Source: county tax records.