1616 Hunter St · Urbana, IL 61802

$139,900

4 bd · 2.0 ba · 1,585 sqft · SingleFamily · 84 Days on market

Built 1971 6,098 sqft lot $88/sqft · at area comps Est $143k · at est.

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and well-maintained, this 4-bedroom, 2-bath home at 1616 Hunter St in Urbana offers comfort & functionality. The property features a large backyard-perfect for outdoor entertaining or relaxing-as well as a detached garage for added convenience. Inside, you'll find tiled flooring on both the upper and lower levels, creating a clean and cohesive look throughout. The home boasts a bright and airy feel with plenty of natural light streaming in. The generously sized kitchen-dining combo provides an ideal space for gatherings, meals, and everyday living. Major updates include fresh paint to the entire home (2026) new roof in 2020, updated central heating in 2018, and an air conditioning system installed in 2014, giving peace of mind for years to come. The durable aluminum siding adds to the home's low-maintenance appeal. Conveniently located, this home offers easy access to Larson Park, local schools, and popular Urbana attractions, making it a great choice for families, students, or anyone looking to enjoy the community.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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, schools 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.
• Market conditions: Rents rising fast (+11.8%/yr); 122 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1971 — 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. 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?
6. 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?
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: 1.27% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $143,469
• List price: $139,900
• Delta: -2.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 E Country Squire Dr	0.20mi	3/2.0 (-1)	1,665 (+5%)	4mo	$82,500	$50	74
2101 E Pennsylvania Ave	0.38mi	3/2.0 (-1)	1,508 (-5%)	2mo	$227,000	$151	67
1512 E Fairlawn Dr	0.19mi	3/2.0 (-1)	1,425 (-10%)	3mo	$212,000	$149	66
1105 S Kinch St	0.28mi	3/2.5 (-1)	1,470 (-7%)	3mo	$210,000	$143	65
804 Scottswood Dr	0.74mi	4/2.0	1,550 (-2%)	3mo	$189,900	$123	59
2424 E Washington Dr	0.71mi	3/2.0 (-1)	1,510 (-5%)	3mo	$72,000	$48	52
705 S Wabash Ave	0.56mi	3/1.0 (-1)	1,467 (-7%)	1mo	$180,500	$123	52
2110 E Pennsylvania Ave	0.42mi	3/2.0 (-1)	1,357 (-14%)	2mo	$247,900	$183	50
1605 Bunker Ct	0.56mi	3/2.5 (-1)	1,772 (+12%)	1mo	$279,900	$158	46
1307 S Smith Rd	0.58mi	3/2.5 (-1)	1,383 (-13%)	0mo	$248,400	$180	44
909 E Washington St	0.53mi	3/1.5 (-1)	1,352 (-15%)	2mo	$170,000	$126	42
1319 S Smith Rd	0.59mi	3/2.5 (-1)	1,350 (-15%)	2mo	$241,900	$179	39

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.43×
• Total profit: $16,733
• Equity at exit: $20,860

10-year hold

• IRR: 23.0%
• Equity multiple: 3.45×
• Total profit: $95,950
• Equity at exit: $12,096

Cash invested: $39,172 (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 61802

• Home prices YoY: -20.5%
• Rents YoY: 11.8%
• Active inventory: 122
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $471

Break-even live

Break-even rent $1,179

Max offer price $139,900

Occupancy floor 68%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Austin Dr Urbana, IL	3.0	1.0	1300	$1,350	$1.04	21d	1	0.08mi
1907 E Florida Ave Urbana, IL	3.0	2.0	1250	$1,550	$1.24	21d	1	0.42mi
1907 E Florida Ave Unit A Urbana, IL	3.0	1.5	1250	$1,550	$1.24	21d	1	0.42mi
1717 S Stone Creek Blvd Urbana, IL	3.0	3.5	1986	$3,400	$1.71	13d	1	0.64mi
502 E Washington St Urbana, IL	3.0	2.0	1667	$2,000	$1.20	21d	1	0.82mi
602 MacArthur Dr Urbana, IL	3.0	1.0	1200	$1,295	$1.08	21d	1	0.86mi
1604 S Maple St Urbana, IL	3.0	2.5	1660	$2,195	$1.32	43d	1	0.87mi
615 E Colorado Ave Unit B Urbana, IL	3.0	1.5	1056	$1,495	$1.42	13d	1	0.93mi
615 E Colorado Ave Unit B Urbana, IL	3.0	1.5	1056	$1,395	$1.32	43d	1	0.93mi
709 N Abbey Rd Urbana, IL	4.0	2.5	1800	$3,150	$1.75	43d	1	1.36mi

Listing history 36 events

1. 2026-06-18
   days on market $139,900 Active 84 DOM
2. 2026-06-17
   days on market $139,900 Active 83 DOM
3. 2026-06-16
   days on market $139,900 Active 82 DOM
4. 2026-06-15
   days on market $139,900 Active 81 DOM
5. 2026-06-14
   days on market $139,900 Active 79 DOM
6. 2026-06-13
   days on market $139,900 Active 78 DOM
7. 2026-06-10
   days on market $139,900 Active 76 DOM
8. 2026-06-09
   days on market $139,900 Active 75 DOM
9. 2026-06-08
   days on market $139,900 Active 74 DOM
10. 2026-06-07
    days on market $139,900 Active 73 DOM
11. 2026-06-03
    days on market $139,900 Active 69 DOM
12. 2026-06-02
    days on market $139,900 Active 68 DOM
13. 2026-06-01
    days on market $139,900 Active 67 DOM
14. 2026-05-31
    days on market $139,900 Active 66 DOM
15. 2026-05-30
    days on market $139,900 Active 65 DOM
16. 2026-05-12
    historical Contingent - Continue to Show 1044-char remark

    Show marketing remark (1044 chars)

    Spacious and well-maintained, this 4-bedroom, 2-bath home at 1616 Hunter St in Urbana offers comfort & functionality. The property features a large backyard-perfect for outdoor entertaining or relaxing-as well as a detached garage for added convenience. Inside, you'll find tiled flooring on both the upper and lower levels, creating a clean and cohesive look throughout. The home boasts a bright and airy feel with plenty of natural light streaming in. The generously sized kitchen-dining combo provides an ideal space for gatherings, meals, and everyday living. Major updates include fresh paint to the entire home (2026) new roof in 2020, updated central heating in 2018, and an air conditioning system installed in 2014, giving peace of mind for years to come. The durable aluminum siding adds to the home's low-maintenance appeal. Conveniently located, this home offers easy access to Larson Park, local schools, and popular Urbana attractions, making it a great choice for families, students, or anyone looking to enjoy the community.

17. 2026-04-20
    price $139,900 1044-char remark

    Show marketing remark (1044 chars)

    Spacious and well-maintained, this 4-bedroom, 2-bath home at 1616 Hunter St in Urbana offers comfort & functionality. The property features a large backyard-perfect for outdoor entertaining or relaxing-as well as a detached garage for added convenience. Inside, you'll find tiled flooring on both the upper and lower levels, creating a clean and cohesive look throughout. The home boasts a bright and airy feel with plenty of natural light streaming in. The generously sized kitchen-dining combo provides an ideal space for gatherings, meals, and everyday living. Major updates include fresh paint to the entire home (2026) new roof in 2020, updated central heating in 2018, and an air conditioning system installed in 2014, giving peace of mind for years to come. The durable aluminum siding adds to the home's low-maintenance appeal. Conveniently located, this home offers easy access to Larson Park, local schools, and popular Urbana attractions, making it a great choice for families, students, or anyone looking to enjoy the community.

18. 2023-07-13
    soldstatus $130,000
19. 2023-07-10
    soldstatus $130,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-06-08
    historical Contingent - No Showings 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-05-30
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-04-26
    historical Contingent - No Showings 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-03-16
    listed $135,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2023-03-10
    historical
25. 2023-03-10
    status Temporarily No Showings
26. 2023-03-07
    historical
27. 2022-11-02
    status Active
28. 2022-10-31
    historical
29. 2022-10-05
    price
30. 2022-08-31
    price
31. 2022-08-04
    price
32. 2022-07-22
    listed Active
33. 2012-11-07
    soldstatus $55,000
34. 2005-01-10
    historical
35. 2004-09-04
    listed
36. 1994-07-22
    soldstatus $41,333

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $2,426 · $202/mo
• Expected delta: +$750/yr (+$62/mo · 44.7%)

ⓘ 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 ≥103°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: $21,309
• − Mortgage interest: −$7,837
• − Property taxes: −$1,676
• − Insurance: −$700
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,070
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,787/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): 20,293
• Household income: $61,620
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 809.0

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 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 11% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 2% Chinese 2%

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: ▼ -53.21%
• Current HPI: 206.3079
• Rent YoY: ▲ 11.85%
• 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

+238.5% since first listed

21 events — show timeline

• 2026-05-12 Contingent — MRED as Distributed by MLS Grid
• 2026-04-20 Price Changed $139,900 MRED as Distributed by MLS Grid
• 2023-07-13 Sold (Public Records) $130,000 Public Records
• 2023-07-10 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2023-06-08 Contingent — MRED as Distributed by MLS Grid
• 2023-05-30 Relisted — MRED as Distributed by MLS Grid
• 2023-04-26 Contingent — MRED as Distributed by MLS Grid
• 2023-03-16 Listed $135,000 MRED as Distributed by MLS Grid
• 2023-03-10 Listing Removed — MRED as Distributed by MLS Grid
• 2023-03-10 Relisted — MRED as Distributed by MLS Grid
• 2023-03-07 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-02 Relisted — MRED as Distributed by MLS Grid
• 2022-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2022-10-05 Price Changed — MRED as Distributed by MLS Grid
• 2022-08-31 Price Changed — MRED as Distributed by MLS Grid
• 2022-08-04 Price Changed — MRED as Distributed by MLS Grid
• 2022-07-22 Listed — MRED as Distributed by MLS Grid
• 2012-11-07 Sold (Public Records) $55,000 Public Records
• 2005-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2004-09-04 Listed — MRED as Distributed by MLS Grid
• 1994-07-22 Sold (Public Records) $41,333 Public Records

Property tax history

-1.2%/yr

Latest (2024): $1,676 · -22.4% YoY. Source: county tax records.