2612 W Kirby Ave · Champaign, IL 61821

$164,999

4 bd · 1.0 ba · 1,225 sqft · SingleFamily · 27 Days on market

Built 1960 7,535 sqft lot $135/sqft · 5% below area Est $174k · 5% under

---

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 +24.2/30.0
• ARV discount +9.9/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This beautifully remodeled 4-bedroom, 1-bath gem is truly move-in ready and filled with fresh, modern touches throughout. Step inside to a stunning new kitchen featuring stylish finishes and updated fixtures-perfect for everyday living and easy entertaining. The fully renovated bathroom offers a clean, contemporary feel, while new wood laminate flooring flows seamlessly through the home, adding warmth and durability. Every detail has been thoughtfully updated to create a bright, inviting space that still feels comfortable and cozy. With four spacious bedrooms, you'll have plenty of flexibility for a growing household, a home office, or guest space. Whether you're a first-time buyer or looking for a smart investment, this home checks all the boxes. With extensive updates already done, you'll enjoy low maintenance and peace of mind for years to come. It's the perfect blend of modern style, comfort, and versatility-ready for you to move right in and make it your own!

Key facts

• Remodeled kitchen
• Extensive updates
• 7,535 sq ft lot

Tags

• REMODELED KITCHEN
• FULLY RENOVATED BATHROOM
• NEW WOOD LAMINATE FLOORING
• EXTENSIVE UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+9.3%/yr); 89 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $66k; list at $165k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $162,524 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $174,379
• List price: $164,999
• Delta: -5.38%
• 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
2412 Lawndale Dr	0.17mi	3/1.0 (-1)	1,167 (-5%)	1mo	$150,000	$129	79
2704 W Kirby Ave	0.04mi	3/1.0 (-1)	1,095 (-11%)	0mo	$173,000	$158	76
1818 Stratford Dr	0.34mi	4/2.0	1,194 (-2%)	1mo	$287,000	$240	75
1402 Scottsdale Dr	0.17mi	3/1.0 (-1)	1,323 (+8%)	6mo	$185,000	$140	69
2705 Willowpark Dr	0.15mi	3/1.0 (-1)	1,053 (-14%)	1mo	$190,000	$180	64
2003 W Kirby Ave	0.53mi	4/1.0	1,130 (-8%)	1mo	$175,000	$155	61
1904 Scottsdale Dr	0.46mi	3/2.0 (-1)	1,278 (+4%)	3mo	$225,000	$176	60
1601 Carolyn Dr	0.29mi	3/1.0 (-1)	1,073 (-12%)	3mo	$157,500	$147	59
1821 Alder Ln	0.73mi	4/2.0	1,212 (-1%)	3mo	$194,000	$160	58
2409 W John St	0.73mi	3/1.0 (-1)	1,181 (-4%)	0mo	$195,000	$165	55
901 Dogwood Dr	0.72mi	5/2.0 (+1)	1,161 (-5%)	4mo	$170,000	$146	45
902 Oakcrest Dr	0.58mi	3/1.0 (-1)	1,072 (-12%)	2mo	$170,000	$159	45

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,853
• Equity at exit: $24,602

10-year hold

• IRR: 16.0%
• Equity multiple: 2.61×
• Total profit: $74,443
• Equity at exit: $14,266

Cash invested: $46,200 (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 61821

• Home prices YoY: -26.1%
• Rents YoY: 9.3%
• Active inventory: 89
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$865
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $328

Break-even live

Break-even rent $1,420

Max offer price $164,999

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 S Duncan Rd Champaign, IL	3.0	1.0	1050	$1,400	$1.33	43d	1	0.57mi
1902 Meadow Dr Champaign, IL	3.0	1.0	898	$1,750	$1.95	13d	1	0.62mi
618 Dogwood Dr Champaign, IL	3.0	1.0	1073	$2,200	$2.05	13d	1	0.84mi
1915 S Mattis Ave Champaign, IL	1.0–3.0	1.0–2.0	971	$2,099	$2.16	13d	11	0.85mi
1801 W John St Unit 1821 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	13d	1	0.94mi
1801 W John St Unit 723 Champaign, IL	3.0	1.5	1200	$1,390	$1.16	21d	1	0.94mi
3907 Balmoral Dr Champaign, IL	3.0	2.5	1452	$1,995	$1.37	13d	1	1.16mi

Listing history 33 events

1. 2026-06-18
   days on market $164,999 Active 27 DOM
2. 2026-06-17
   days on market $164,999 Active 26 DOM
3. 2026-06-16
   days on market $164,999 Active 25 DOM
4. 2026-06-15
   days on market $164,999 Active 24 DOM
5. 2026-06-14
   days on market $164,999 Active 22 DOM
6. 2026-06-13
   days on marketlisting id $164,999 Active 21 DOM
7. 2026-06-10
   days on market $164,999 Active 160 DOM
8. 2026-06-09
   days on market $164,999 Active 159 DOM
9. 2026-06-09
   price $164,999 Active 158 DOM
10. 2026-06-08
    days on market $167,900 Active 158 DOM
11. 2026-06-07
    days on market $167,900 Active 157 DOM
12. 2026-06-05
    days on market $167,900 Active 154 DOM
13. 2026-06-03
    days on market $167,900 Active 153 DOM
14. 2026-06-02
    days on market $167,900 Active 152 DOM
15. 2026-06-01
    days on market $167,900 Active 151 DOM
16. 2026-05-31
    days on market $167,900 Active 150 DOM
17. 2026-05-30
    days on market $167,900 Active 149 DOM
18. 2026-04-21
    price $167,900 992-char remark

    Show marketing remark (992 chars)

    Welcome home! This beautifully remodeled 4-bedroom, 1-bath gem is truly move-in ready and filled with fresh, modern touches throughout. Step inside to a stunning new kitchen featuring stylish finishes and updated fixtures-perfect for everyday living and easy entertaining. The fully renovated bathroom offers a clean, contemporary feel, while new wood laminate flooring flows seamlessly through the home, adding warmth and durability. Every detail has been thoughtfully updated to create a bright, inviting space that still feels comfortable and cozy. With four spacious bedrooms, you'll have plenty of flexibility for a growing household, a home office, or guest space. Whether you're a first-time buyer or looking for a smart investment, this home checks all the boxes. With extensive updates already done, you'll enjoy low maintenance and peace of mind for years to come. It's the perfect blend of modern style, comfort, and versatility-ready for you to move right in and make it your own!

19. 2026-01-01
    listed $169,900 Active 992-char remark

    Show marketing remark (992 chars)

    Welcome home! This beautifully remodeled 4-bedroom, 1-bath gem is truly move-in ready and filled with fresh, modern touches throughout. Step inside to a stunning new kitchen featuring stylish finishes and updated fixtures-perfect for everyday living and easy entertaining. The fully renovated bathroom offers a clean, contemporary feel, while new wood laminate flooring flows seamlessly through the home, adding warmth and durability. Every detail has been thoughtfully updated to create a bright, inviting space that still feels comfortable and cozy. With four spacious bedrooms, you'll have plenty of flexibility for a growing household, a home office, or guest space. Whether you're a first-time buyer or looking for a smart investment, this home checks all the boxes. With extensive updates already done, you'll enjoy low maintenance and peace of mind for years to come. It's the perfect blend of modern style, comfort, and versatility-ready for you to move right in and make it your own!

20. 2025-12-31
    historical
21. 2025-10-31
    listed Active
22. 2022-04-15
    soldstatus $66,000 Closed
23. 2022-03-15
    status Pending
24. 2022-03-14
    listed $66,000 Active
25. 2015-02-16
    historical
26. 2014-12-05
    listed
27. 2014-12-03
    historical
28. 2014-07-01
    listed
29. 2011-07-21
    soldstatus $38,000
30. 2011-04-18
    historical
31. 2011-04-07
    listed $45,000
32. 2011-04-06
    historical
33. 2011-04-06
    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: $2,256 · $188/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$745/yr (+$62/mo · 33.0%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,022
• − Mortgage interest: −$9,243
• − Property taxes: −$2,256
• − Insurance: −$825
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,800
• Taxable income: $1,375
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,603/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): 28,611
• Household income: $70,715
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1023.0

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 0.61)
• Race & ethnicity: White 57% Black 23% Asian 8% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 5% French/Haitian/Cajun 5% Tagalog/Filipino 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: ▼ -78.19%
• Current HPI: 221.1245
• Rent YoY: ▲ 9.29%
• 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

+273.1% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $167,900 MRED as Distributed by MLS Grid
• 2026-01-01 Listed $169,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-31 Listed — MRED as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $66,000 MRED as Distributed by MLS Grid
• 2022-03-15 Pending — MRED as Distributed by MLS Grid
• 2022-03-14 Listed $66,000 MRED as Distributed by MLS Grid
• 2015-02-16 Listing Removed — MRED as Distributed by MLS Grid
• 2014-12-05 Listed — MRED as Distributed by MLS Grid
• 2014-12-03 Listing Removed — MRED as Distributed by MLS Grid
• 2014-07-01 Listed — MRED as Distributed by MLS Grid
• 2011-07-21 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2011-04-18 Listing Removed — MRED as Distributed by MLS Grid
• 2011-04-07 Listed $45,000 MRED as Distributed by MLS Grid
• 2011-04-06 Listed — MRED as Distributed by MLS Grid
• 2011-04-06 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $2,256 · -13.8% YoY. Source: county tax records.