412 E Columbia Ave · Champaign, IL 61820

$94,900

2 bd · 1.0 ba · 952 sqft · Other · 67 Days on market

Built 1896 8,712 sqft lot $100/sqft · 30% above area Est $73k · 30% over

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this affordable opportunity that is perfect for a first time buyer or a great addition to an investment portfolio. This 2 bedroom, 1 bathroom home offers a comfortable layout with inviting living spaces and plenty of natural light. Outside, the nicely sized yard provides space for pets, entertaining, or future improvements. With a manageable size and strong potential, this home is a great chance to build equity instead of renting or secure a solid rental property.

Key facts

• Nicely sized yard
• Space for pets
• 8,712 sq ft lot

Tags

• INVITING LIVING SPACES
• NICELY SIZED YARD
• SPACE FOR PETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 51 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $1,127/mo this rent would consume 49% 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 $656 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 + 4.6% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $73,032
• List price: $94,900
• Delta: 29.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,471
• Equity at exit: $14,150

10-year hold

• IRR: 12.6%
• Equity multiple: 2.07×
• Total profit: $28,540
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $235

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 74%

Sensitivity live

Price	-10% $289	-5% $262	+0% $235	+5% $208	+10% $181
Rent	-10% $146	-5% $190	+0% $235	+5% $279	+10% $324
Rate	-1.0pp $283	-0.5pp $259	base $235	+0.5pp $210	+1.0pp $185

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 N Neil St Champaign, IL	1.0–2.0	1.0–2.0	835	$1,750	$2.10	14d	2	0.60mi
808 N Lincoln Ave Unit 2 Urbana, IL	2.0	1.0	800	$995	$1.24	45d	1	0.69mi
106 E Healey St Champaign, IL	2.0	1.0	690	$709	$1.03	45d	1	0.71mi
206 W Washington St Unit 4 Champaign, IL	2.0	1.0	750	$895	$1.19	45d	1	0.74mi
217 S Neil St Champaign, IL	1.0–2.0	1.0–2.0	816	$1,795	$2.20	14d	4	0.77mi
1901 N Lincoln Ave Urbana, IL	2.0	2.0	821	$660	$0.80	45d	1	0.86mi
313 Cottage Ct #9 Champaign, IL	1.0	1.0	800	$1,000	$1.25	45d	1	0.92mi
309 S State St Unit 309-21 Champaign, IL	1.0	1.0	590	$900	$1.53	45d	1	0.96mi
402 W Clark St Champaign, IL	2.0	1.0	445	$875	$1.96	14d	2	0.96mi
403 W University Ave Champaign, IL	1.0	1.0	686	$1,475	$2.15	45d	1	0.96mi
412 W Church St Champaign, IL	1.0	1.0	687	$1,395	$2.03	45d	3	0.96mi
704 Stoughton St Urbana, IL	1.0	1.0	550	$1,035	$1.88	45d	1	0.97mi
211 W Springfield Ave Unit 211-304 Champaign, IL	2.0	1.0	572	$980	$1.71	45d	1	0.97mi
810 S Oak St Unit 13 Champaign, IL	2.0	1.0	950	$1,350	$1.42	22d	1	1.00mi
510 W University Ave Unit 1W Champaign, IL	1.0	1.0	600	$910	$1.52	22d	1	1.07mi
606 S Prairie St Apt 11 Champaign, IL	1.0	1.0	550	$795	$1.45	14d	1	1.16mi
501 S Elm St Unit 1E Champaign, IL	3.0	1.0	1000	$1,135	$1.14	45d	1	1.17mi
904 N Broadway Ave Urbana, IL	2.0	1.0	825	$972	$1.18	22d	1	1.32mi
910 W Harvard St Champaign, IL	2.0	1.0	1000	$1,250	$1.25	45d	1	1.45mi

Listing history 26 events

1. 2026-06-21
   days on market $94,900 Active 67 DOM
2. 2026-06-18
   days on market $94,900 Active 64 DOM
3. 2026-06-17
   days on market $94,900 Active 63 DOM
4. 2026-06-16
   days on market $94,900 Active 62 DOM
5. 2026-06-15
   days on market $94,900 Active 61 DOM
6. 2026-06-14
   days on market $94,900 Active 59 DOM
7. 2026-06-13
   days on market $94,900 Active 58 DOM
8. 2026-06-10
   days on market $94,900 Active 56 DOM
9. 2026-06-09
   days on market $94,900 Active 55 DOM
10. 2026-06-08
    days on market $94,900 Active 54 DOM
11. 2026-06-07
    days on market $94,900 Active 53 DOM
12. 2026-06-05
    days on market $94,900 Active 50 DOM
13. 2026-06-03
    days on market $94,900 Active 49 DOM
14. 2026-06-02
    days on market $94,900 Active 48 DOM
15. 2026-06-01
    days on market $94,900 Active 47 DOM
16. 2026-05-31
    days on market $94,900 Active 46 DOM
17. 2026-05-30
    remarks 621-char remark
18. 2026-05-30
    pricedays on market $94,900 Active 45 DOM
19. 2026-04-15
    listed $99,900 Active 487-char remark

    Show marketing remark (487 chars)

    Welcome home to this affordable opportunity that is perfect for a first time buyer or a great addition to an investment portfolio. This 2 bedroom, 1 bathroom home offers a comfortable layout with inviting living spaces and plenty of natural light. Outside, the nicely sized yard provides space for pets, entertaining, or future improvements. With a manageable size and strong potential, this home is a great chance to build equity instead of renting or secure a solid rental property.

20. 2026-03-09
    historical
21. 2025-12-15
    historical $1,100
22. 2025-11-20
    listed $1,100
23. 2025-01-19
    historical $1,000
24. 2024-11-20
    listed $1,000
25. 2023-10-29
    historical $900
26. 2023-09-28
    listed $900

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: +$366/yr (+$30/mo · 25.7%)

ⓘ 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 · 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: $13,530
• − Mortgage interest: −$5,316
• − Property taxes: −$1,422
• − Insurance: −$474
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,761
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,486/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

+9890.0% since first listed

8 events — show timeline

• 2026-04-15 Listed $99,900 MRED as Distributed by MLS Grid
• 2026-03-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-15 Rental Removed $1,100 BUILDIUM
• 2025-11-20 Listed for Rent $1,100 BUILDIUM
• 2025-01-19 Rental Removed $1,000 BUILDIUM
• 2024-11-20 Listed for Rent $1,000 BUILDIUM
• 2023-10-29 Rental Removed $900 BUILDIUM
• 2023-09-28 Listed for Rent $900 BUILDIUM

Property tax history

+8.8%/yr

Latest (2024): $1,422 · +78.2% YoY. Source: county tax records.