1357 Fairlawn Dr · Rantoul, IL 61866

$125,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 14 Days on market

Built 1950 0.26 ac lot Est $119k · 5% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +5.2/15.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• Schools +1.2/10.0

Listing remarks

Situated on a spacious double lot, this 3-bedroom, 1-bath home offers plenty with numerous updates that make it move-in ready! Recent improvements include a new metal roof (2025), HVAC system within the last 10 years, and updated siding and windows within the last decade. Inside, you'll find updated flooring and an attractive kitchen complete with a newer refrigerator and stove. Step outside to enjoy the fenced backyard, perfect for pets, play, or entertaining. The property also features a garden shed for extra storage and a detached one-car garage that is currently set up as a fun hangout space, offering endless possibilities for hobbies, gatherings, or a workshop. With the added benefit o

Key facts

• New metal roof
• Updated siding
• Updated windows

Tags

• DOUBLE LOT
• NEW METAL ROOF
• UPDATED SIDING
• UPDATED WINDOWS
• UPDATED FLOORING
• FENCED BACKYARD

Property features AI

Finance

• Other: Property not rebuilt or rehabilitated per records; Built before 1978
• HOA & community: No master association fees (not required)

Exterior

• Parking: Detached garage (garage owned); Gravel parking; Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story (1 story); Fee simple ownership
• Construction: Built approximately 71–80 years ago; Vinyl siding; Metal roof; Concrete perimeter foundation
• Exterior features: Irregular-shaped lot; Lot dimensions approximately 113.66 x 106.17 x 92 x 110

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); sizes include 12 x 10, 12 x 12 and 12 x 9
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (27.7% below list).
• Recommended offer: $90k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Rantoul — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#533 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, crime F, amenities F.
• Rantoul Township Hsd 193 (town): math 10% / reading 10% proficiency, ranked #824 of 919 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rantoul Twp High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 848 students, 0% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $27k; list at $125k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,349 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $119,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Mather Dr	0.32mi	3/1.0	864 (-1%)	4mo	$115,575	$134	80
1016 Klein Ave	0.33mi	3/1.0	870 (-1%)	7mo	$135,000	$155	78
1468 Mather Dr	0.40mi	3/1.0	848 (-3%)	1mo	$100,000	$118	76
19 Charles Dr	0.33mi	2/1.0 (-1)	898 (+3%)	6mo	$37,000	$41	70
932 E Sangamon Ave	0.40mi	2/1.0 (-1)	925 (+6%)	2mo	$60,000	$65	66
1640 Short St	0.53mi	3/1.0	925 (+6%)	0mo	$139,900	$151	66
925 E Sangamon Ave	0.43mi	3/1.0	964 (+10%)	9mo	$132,000	$137	56
617 E Wabash Ave	0.65mi	3/1.0	990 (+13%)	0mo	$129,900	$131	48
804 Juniper Dr	0.72mi	2/1.0 (-1)	807 (-8%)	1mo	$120,000	$149	47
1037 Bel Aire Dr	0.73mi	2/1.0 (-1)	780 (-11%)	1mo	$120,000	$154	42
1116 Bel Aire Dr	0.64mi	2/1.0 (-1)	760 (-13%)	2mo	$90,400	$119	42
800 Juniper Dr	0.71mi	3/1.5	1,000 (+14%)	4mo	$135,500	$136	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.82×
• Total profit: $63,871
• Equity at exit: $112,610

10-year hold

• IRR: 20.9%
• Equity multiple: 6.77×
• Total profit: $201,867
• Equity at exit: $242,848

Cash invested: $35,000 (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 61866

• Home prices YoY: 10.8%
• Rents YoY: 6.6%
• Active inventory: 53
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $903 high
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-119

Break-even live

Break-even rent $1,054

Max offer price $104,050

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 S Maplewood Dr Unit 6031-MW Rantoul, IL	2.0	1.0	675	$785	$1.16	20d	1	0.19mi
620 Willow Pond Rd Rantoul, IL	2.0–4.0	1.5–2.5	1320	$915	$0.69	2d	7	0.47mi
909 N Maplewood Dr Rantoul, IL	2.0–3.0	1.0	950	$910	$0.96	2d	8	0.81mi
54 Mahoning Ave Unit 54 Rantoul, IL	3.0	1.0	960	$1,100	$1.15	13d	1	0.81mi
40 Mahoning Ave Rantoul, IL	2.0	1.0	700	$425	$0.61	2d	1	0.84mi
418 N High St Rantoul, IL	2.0	1.0	650	$775	$1.19	13d	1	0.92mi
1505 Hobson Dr Rantoul, IL	1.0–3.0	1.0–1.5	925	$995	$1.08	2d	7	1.20mi
355 North Dr Unit 355-06 Rantoul, IL	2.0	1.0	600	$750	$1.25	13d	1	1.23mi

Listing history 12 events

1. 2026-06-19
   price $125,000 Active 14 DOM
2. 2026-06-18
   days on market $129,900 Active 14 DOM
3. 2026-06-17
   days on market $129,900 Active 13 DOM
4. 2026-06-16
   days on market $129,900 Active 12 DOM
5. 2026-06-15
   days on market $129,900 Active 11 DOM
6. 2026-06-14
   days on market $129,900 Active 9 DOM
7. 2026-06-13
   days on market $129,900 Active 8 DOM
8. 2026-06-10
   days on market $129,900 Active 6 DOM
9. 2026-06-09
   days on market $129,900 Active 5 DOM
10. 2026-06-08
    days on market $129,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $129,900 Active 3 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: $1,497 · $125/mo
• Projected year-2 tax: $2,167 · $181/mo
• Expected delta: +$670/yr (+$56/mo · 44.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 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: $10,842
• − Mortgage interest: −$7,002
• − Property taxes: −$1,497
• − Insurance: −$625
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$3,636
• Taxable loss: −$3,653
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $-546/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: Rantoul Township Hsd 193
• NCES district ID: 1733240
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 10% ▬ 0.00%
• Median HH income: $38,128
• Composite: 12.14/100
• National rank: #14582
• State rank: #824 of 919 in IL

Livability — Rantoul

• Score: 67/100
• State rank: #533
• US rank: #11081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rantoul, IL
• County: Champaign County · 182,148 people
• City population: 13,470
• Metro: Champaign-Urbana, IL
• Population (ZIP): 13,470
• Household income: $50,686
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 281.0

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 0.69)
• Race & ethnicity: White 48% Two or more races 23% Hispanic / Latino 21% Black 20%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 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: ▲ 26.49%
• Current HPI: 272.2527
• Rent YoY: ▲ 6.56%
• 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

+387.1% since first listed

4 events — show timeline

• 2026-06-04 Listed $129,900 MRED as Distributed by MLS Grid
• 2006-11-02 Listing Removed — MRED as Distributed by MLS Grid
• 2006-06-26 Listed — MRED as Distributed by MLS Grid
• 1996-05-16 Sold (Public Records) $26,666 Public Records

Property tax history

+4.6%/yr

Latest (2024): $1,497 · +10.7% YoY. Source: county tax records.