7 Villard Ct #7 · Champaign, IL 61820

$135,000

3 bd · 2.0 ba · 700 sqft · Condo · 5 Days on market

Built 1927

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• 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

Historic Zerolot property close to downtown Champaign. 1 Story with a full, finished basement. 1 Bed & 1 Bath on the main floor, basement has 2nd full bathroom, and 2 additional bedrooms. Recently updated interior and installed central air conditioning. Owner also selling attached unit, 5 Villard Ct: 11796773

Key facts

• Historic zerolot
• Built 1927
• Listed 5 days

Tags

• HISTORIC ZEROLOT
• STRONG RENTAL HISTORY
• LOCATION NEAR DOWNTOWN
• LOCATION NEAR SHOPPING
• LOCATION NEAR RESTAURANTS
• FULL FINISHED BASEMENT

Property features AI

Finance

• Other: Two-unit building; Living area source: Other
• HOA & community: Monthly association fee; Pets allowed (cats and dogs permitted)

Exterior

• Utilities: Public water; Public sewer
• Home design: Attached single (condo); Entry level: 1; Approximately 1,400 total finished square feet (700 main level, 700 below grade); Built ~91–100 years ago; Ownership: Fee simple
• Construction: Stone construction; Built before 1978
• Exterior features: Attached property; Lot dimensions listed

Interior

• Kitchen: Kitchen on main level (approximately 12 x 9)
• Bedrooms: 1 main-level bedroom (12 x 10); Two additional bedrooms in the finished basement (each about 12 x 12); Possible up to 3 bedrooms
• Bathrooms: 2 full bathrooms (including at least one in the basement)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Total of 6 rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $15 ($182/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 $120k (11.1% below list).
• Recommended offer: $120k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Stratton Elementary School (math 12% / reading 2%, grade F, #1,673 of 2,056 statewide, top 84%, 476 students, 0% FRL); Jefferson Middle School (math 9% / reading 18%, grade F, #535 of 665 statewide, top 81%, 738 students, 0% FRL); 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• At $1,200/mo this rent would consume 52% 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 $933 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $117k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,014 (11.1% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-18,905
• Equity at exit: $20,129

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-6,714
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $15

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $62	+0% $15	+5% $-31	+10% $-78
Rent	-10% $-80	-5% $-32	+0% $15	+5% $63	+10% $110
Rate	-1.0pp $83	-0.5pp $49	base $15	+0.5pp $-20	+1.0pp $-55

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 W Springfield Ave Unit 211-304 Champaign, IL	2.0	1.0	572	$980	$1.71	45d	1	0.31mi
217 S Neil St Champaign, IL	1.0–2.0	1.0–2.0	816	$1,795	$2.20	15d	4	0.47mi
106 E Healey St Champaign, IL	2.0	1.0	690	$709	$1.03	45d	1	0.50mi
402 W Clark St Champaign, IL	2.0	1.0	445	$875	$1.96	15d	2	0.55mi
17 E University Ave Unit 17-308 Champaign, IL	2.0	1.0	507	$1,305	$2.57	15d	1	0.59mi
17 E University Ave Champaign, IL	2.0	1.0	417	$1,410	$3.38	45d	2	0.59mi
206 W Washington St Unit 4 Champaign, IL	2.0	1.0	750	$895	$1.19	46d	1	0.86mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $135,000 Active 5 DOM
2. 2026-06-18
   days on market $135,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $135,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,402
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,927
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $684/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

+15.4% since first listed

4 events — show timeline

• 2026-06-16 Listed $135,000 MRED as Distributed by MLS Grid
• 2023-07-26 Sold (MLS) $117,000 MRED as Distributed by MLS Grid
• 2023-06-27 Pending — MRED as Distributed by MLS Grid
• 2023-06-05 Listed $117,000 MRED as Distributed by MLS Grid