212 E Willard St · Gifford, IL 61847

$75,900

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 18 Days on market

Built 1946 9,583 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

IMMACULATE HOME - MOVE-IN CONDITION. LARGE LOT W/ MATURE TREES. CHARMING HOME TAHT HAS BEEN RENOVATED W/ A LOT OF THOUGHT. STORAGE ROOM/AREA BETWEEN ATTACHED GARAGE & HOUSE COULD BE FINISHED FOR ADDITIONAL LIVING SPACE. GARAGE DOOR OPENER DOES NOT WORK.

Key facts

• Utility room
• Metal siding
• Corner lot

Tags

• METAL SIDING
• OVERSIZED 2-CAR GARAGE
• UTILITY ROOM
• CORNER LOT

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 96.2; Lot size less than 0.25 acre; Parcel number available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned), asphalt driveway; Two parking spaces (two garage spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Assessor-listed living area
• Construction: Aluminum siding; Asphalt roof; Block and concrete perimeter foundation; Built approximately 71–80 years ago; Property built before 1978
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Kitchen on main level (15 x 11); Range
• Bedrooms: Master bedroom on main level (11 x 11) with hardwood floors; Second bedroom on main level (11 x 11) with hardwood floors; Additional bedroom labels present
• Flooring: Hardwood flooring in living room and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms; Den; Dining room; Family room; Living room
• Laundry & utility: Main-level laundry room (7 x 18)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.

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: amenities F, commute F, health & safety 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: 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 $6k of equity ($525 loan paydown + $6k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,761 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.42% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $212,552
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 W Summit St	0.29mi	3/2.0 (+1)	1,308 (+0%)	0mo	$245,000	$187	77
105 Kendall St	0.34mi	3/2.0 (+1)	1,394 (+7%)	4mo	$227,250	$163	60
204 N Main St	0.34mi	3/2.0 (+1)	1,352 (+4%)	12mo	$150,000	$111	59
210 E Plumb St	0.26mi	3/2.0 (+1)	1,411 (+8%)	18mo	$165,000	$117	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 3.18×
• Total profit: $46,411
• Equity at exit: $54,570

10-year hold

• IRR: 28.3%
• Equity multiple: 6.71×
• Total profit: $121,372
• Equity at exit: $105,496

Cash invested: $21,252 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$398
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $283

Break-even live

Break-even rent $720

Max offer price $75,900

Occupancy floor 69%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,900 Active 18 DOM
2. 2026-06-17
   days on market $75,900 Active 17 DOM
3. 2026-06-16
   days on market $75,900 Active 16 DOM
4. 2026-06-15
   price $75,900 Active 15 DOM
5. 2026-06-15
   days on market $77,900 Active 15 DOM
6. 2026-06-14
   days on market $77,900 Active 13 DOM
7. 2026-06-13
   days on market $77,900 Active 12 DOM
8. 2026-06-10
   days on market $77,900 Active 10 DOM
9. 2026-06-09
   days on market $77,900 Active 9 DOM
10. 2026-06-08
    days on market $77,900 Active 8 DOM
11. 2026-06-07
    statusdays on market $77,900 Active 7 DOM
12. 2026-05-22
    status Pending
13. 2026-05-18
    listed $77,900 Active
14. 2006-01-18
    soldstatus $67,500
15. 2006-01-12
    soldstatus $67,500 259-char remark

    Show marketing remark (259 chars)

    IMMACULATE HOME - MOVE-IN CONDITION. LARGE LOT W/ MATURE TREES. CHARMING HOME TAHT HAS BEEN RENOVATED W/ A LOT OF THOUGHT. STORAGE ROOM/AREA BETWEEN ATTACHED GARAGE & HOUSE COULD BE FINISHED FOR ADDITIONAL LIVING SPACE. GARAGE DOOR OPENER DOES NOT WORK.

16. 2005-12-10
    historical 259-char remark

    Show marketing remark (259 chars)

    IMMACULATE HOME - MOVE-IN CONDITION. LARGE LOT W/ MATURE TREES. CHARMING HOME TAHT HAS BEEN RENOVATED W/ A LOT OF THOUGHT. STORAGE ROOM/AREA BETWEEN ATTACHED GARAGE & HOUSE COULD BE FINISHED FOR ADDITIONAL LIVING SPACE. GARAGE DOOR OPENER DOES NOT WORK.

17. 2005-06-01
    listed $74,500 259-char remark

    Show marketing remark (259 chars)

    IMMACULATE HOME - MOVE-IN CONDITION. LARGE LOT W/ MATURE TREES. CHARMING HOME TAHT HAS BEEN RENOVATED W/ A LOT OF THOUGHT. STORAGE ROOM/AREA BETWEEN ATTACHED GARAGE & HOUSE COULD BE FINISHED FOR ADDITIONAL LIVING SPACE. GARAGE DOOR OPENER DOES NOT WORK.

18. 2004-07-09
    historical
19. 2004-06-01
    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: $1,666 · $139/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: +$29/yr (+$2/mo · 1.7%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,930
• − Mortgage interest: −$4,252
• − Property taxes: −$1,666
• − Insurance: −$380
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,208
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,828/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 — 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

• Census place: Gifford, IL
• 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

+4.6% since first listed

8 events — show timeline

• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-05-18 Listed $77,900 MRED as Distributed by MLS Grid
• 2006-01-18 Sold (Public Records) $67,500 Public Records
• 2006-01-12 Sold (MLS) $67,500 MRED as Distributed by MLS Grid
• 2005-12-10 Listing Removed — MRED as Distributed by MLS Grid
• 2005-06-01 Listed $74,500 MRED as Distributed by MLS Grid
• 2004-07-09 Listing Removed — MRED as Distributed by MLS Grid
• 2004-06-01 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2024): $1,666 · +8.8% YoY. Source: county tax records.