2301 County Road 3300 · Gifford, IL 61847

$124,900

2 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 27 Days on market

Built 1900 0.50 ac lot

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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).

• Cash flow +17.3/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Looking for more space and a slower pace? This charming country property offers the perfect opportunity to create your ideal retreat. Featuring a new furnace, a brand-new garden shed, and a spacious pole barn ideal for hobbies, storage, or a workshop, there's plenty of room to live and grow. Situated in a desirable location, the home offers solid bones and is ready for your personal touch to bring it to life. Whether you're a first-time buyer or simply craving a peaceful setting, this property is full of potential. Come explore the possibilities and start envisioning your country lifestyle!

Key facts

• New furnace
• Desirable location
• Spacious pole barn

Tags

• NEW FURNACE
• GARDEN SHED
• SPACIOUS POLE BARN
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Approximately 0.5 acre lot

Exterior

• Utilities: Well water; Septic tank
• Home design: Residential single-family home; Two levels / 2 stories
• Construction: Other construction materials
• Exterior features: Other roof type; County road frontage; R-1 zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Other heating
• Interior features: Range Hood; Water Heater; Crawl space basement
• Laundry & utility: Washer and Dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $106k (15.5% below list).
• Recommended offer: $106k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#705 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Armstrong Twp Hsd 225 (rural): math 11% / reading 20% proficiency, ranked #743 of 919 in IL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.4% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,526 (15.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.50×
• Total profit: $52,447
• Equity at exit: $89,799

10-year hold

• IRR: 19.6%
• Equity multiple: 5.22×
• Total profit: $147,726
• Equity at exit: $173,602

Cash invested: $34,972 (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 61847

• Home prices YoY: 2.5%
• Active inventory: 9
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $92

Break-even live

Break-even rent $939

Max offer price $124,900

Occupancy floor 86%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 27 DOM
2. 2026-06-17
   days on market $124,900 Active 26 DOM
3. 2026-06-16
   days on marketlisting id $124,900 Active 25 DOM
4. 2026-06-15
   days on market $124,900 Active 40 DOM
5. 2026-06-14
   days on market $124,900 Active 38 DOM
6. 2026-06-13
   days on market $124,900 Active 37 DOM
7. 2026-06-10
   days on market $124,900 Active 35 DOM
8. 2026-06-09
   days on market $124,900 Active 34 DOM
9. 2026-06-08
   days on market $124,900 Active 33 DOM
10. 2026-06-07
    days on market $124,900 Active 32 DOM
11. 2026-06-05
    days on market $124,900 Active 29 DOM
12. 2026-06-03
    days on market $124,900 Active 28 DOM
13. 2026-06-02
    days on market $124,900 Active 27 DOM
14. 2026-06-01
    days on market $124,900 Active 26 DOM
15. 2026-05-31
    days on market $124,900 Active 25 DOM
16. 2026-05-31
    days on market $124,900 Active 24 DOM
17. 2026-05-06
    listed $124,900 Active 597-char remark

    Show marketing remark (597 chars)

    Looking for more space and a slower pace? This charming country property offers the perfect opportunity to create your ideal retreat. Featuring a new furnace, a brand-new garden shed, and a spacious pole barn ideal for hobbies, storage, or a workshop, there's plenty of room to live and grow. Situated in a desirable location, the home offers solid bones and is ready for your personal touch to bring it to life. Whether you're a first-time buyer or simply craving a peaceful setting, this property is full of potential. Come explore the possibilities and start envisioning your country lifestyle!

18. 2026-05-05
    historical
19. 2026-04-10
    price
20. 2026-01-20
    listed Active

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $1,627 · $136/mo
• Expected delta: +$1,208/yr (+$101/mo · 288.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,663
• − Mortgage interest: −$6,996
• − Property taxes: −$419
• − Insurance: −$624
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,633
• Taxable loss: −$1,037
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,349/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: Armstrong Twp Hsd 225
• NCES district ID: 1704230
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $58,108
• Composite: 18.37/100
• National rank: #14049
• State rank: #743 of 919 in IL

Livability — Gifford

• Score: 64/100
• State rank: #705
• US rank: #14346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,160

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 (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada

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: ▲ 7.39%
• Current HPI: 304.9017
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $124,900 CIBR
• 2026-05-06 Listed $124,900 MRED as Distributed by MLS Grid
• 2026-05-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-20 Listed — MRED as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $419 · -3.7% YoY. Source: county tax records.