1204 W Hill St · Urbana, IL 61801

$90,000

4 bd · 1.0 ba · 1,608 sqft · Other · 77 Days on market

7,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This attractive home could be your next winter project. The front porch has been enclosed to increase the heated living space. The house is occupied so please do not approach or bother the occupants

Key facts

• Front porch enclosed
• Heated living space
• 7,920 sq ft lot

Tags

• FRONT PORCH ENCLOSED
• HEATED LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.6% in Urbana — 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 80/100 on livability (#110 in IL, #1,793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Urbana SD 116 (urban): math 11% / reading 13% proficiency, ranked #568 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wiley Elementary School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 234 students, 0% FRL); Urbana Middle School (math 6% / reading 6%, grade F, #634 of 665 statewide, top 95%, 903 students, 0% FRL); Urbana High School (math 21% / reading 29%, grade F, #247 of 693 statewide, top 36%, 1,220 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,586/mo this rent would consume 53% of the median local household income ($36k/yr) (locally 2719% 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 $622 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 + 4.4% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 1.76% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.4% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.92×
• Total profit: $23,173
• Equity at exit: $13,419

10-year hold

• IRR: 31.1%
• Equity multiple: 4.00×
• Total profit: $75,637
• Equity at exit: $7,782

Cash invested: $25,200 (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 61801

• Home prices YoY: -27.4%
• Rents YoY: 4.4%
• Active inventory: 63
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $556

Break-even live

Break-even rent $882

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $607	-5% $582	+0% $556	+5% $531	+10% $505
Rent	-10% $431	-5% $494	+0% $556	+5% $619	+10% $681
Rate	-1.0pp $601	-0.5pp $579	base $556	+0.5pp $533	+1.0pp $509

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 N Lincoln Ave Urbana, IL	3.0	1.0	1150	$1,395	$1.21	23d	1	0.36mi
1003 N 5th St Champaign, IL	4.0	1.0	1395	$1,715	$1.23	15d	1	0.55mi
132 E University Ave Champaign, IL	4.0	4.0	2000	$825	$0.41	15d	1	0.70mi

Listing history 7 events

1. 2026-02-12
   status Pending
2. 2026-01-27
   status Active
3. 2025-12-30
   historical
4. 2025-10-30
   listed $90,000 Active
5. 2019-08-23
   soldstatus $69,500
6. 2015-05-12
   historical
7. 2014-12-12
   listed

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,030
• − Mortgage interest: −$5,041
• − Property taxes: −$2,246
• − Insurance: −$450
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,618
• Taxable income: $5,629
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $5,323/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: Urbana SD 116
• NCES district ID: 1739960
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,678
• Composite: 9.72/100
• National rank: #9830
• State rank: #568 of 620 in IL

Livability — Urbana

• Score: 80/100
• State rank: #110
• US rank: #1793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, IL
• County: Champaign County · 182,148 people
• City population: 48,184
• Metro: Champaign-Urbana, IL
• Population (ZIP): 27,891
• Household income: $36,180
• Rent vs Own: 66.7% rent · 33.3% own
• Severe rent burden: 2719.0

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 0.65)
• Race & ethnicity: White 54% Asian 17% Black 16% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 20% · China, Canada, Jamaica
• Languages at home: 74% English-only · Chinese 8% Spanish 6% Other Indo-European 4%

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: ▼ -83.21%
• Current HPI: 220.7438
• Rent YoY: ▲ 4.40%
• 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

+29.5% since first listed

7 events — show timeline

• 2026-02-12 Pending — MRED as Distributed by MLS Grid
• 2026-01-27 Relisted — MRED as Distributed by MLS Grid
• 2025-12-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-30 Listed $90,000 MRED as Distributed by MLS Grid
• 2019-08-23 Sold (Public Records) $69,500 Public Records
• 2015-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2014-12-12 Listed — MRED as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $2,246 · +6.3% YoY. Source: county tax records.