Champaign County, IL

Champaign County presents an income-versus-exit tension: measured rent supports a preliminary yield screen, while visible resale supply, out-migration, property taxes and inland-flood exposure complicate the carrying-cost and exit case. Operators able to verify lease-level income, assessments and parcel-specific flood costs should investigate; buyers relying on rapid resale, appreciation alone or untested insurance costs should be cautious. County-level measures are screening evidence, not neighborhood or property performance.

Zillow’s county observation places median home value at $243,168 and reports an increase, while measured median asking market rent is $1,345 monthly. The stated 6.64% gross yield uses annual market rent before costs; a 2.06% effective property-tax rate is a material carrying-cost deduction. HUD’s two-bedroom FMR is a payment standard, not a rent estimate, and cannot substitute for market rent. FHFA’s separate annual 2025 repeat-transaction HPI rose 7.19%, directionally consistent with Zillow’s movement; its distinct vintage and method mean it is neither a dollar home value nor a rate to average with Zillow.

Realtor.com MLS listing evidence shows 349 active listings, 52.74% more than its prior reading, and 16.22% with price reductions. These are visible asking-market supply and seller-concession measures, not closed-sale prices or independent proof of buyer demand. QCEW annual workplace data show covered employment grew 0.18%; it is not resident employment or unemployment. Tax-return migration was net -1,248 households, and movers in averaged $14,230 less income than movers out. Investors accounted for 317 of 2,001 purchases, or 15.84%, documenting non-occupant participation rather than bidding pressure.

The modeled annual climate loss ratio is 0.14% of building value and aligns with inland flood as the named dominant hazard, but it does not identify parcel exposure or insurance availability. Missing unit mix, lease terms, occupancy, operating costs, insurance quotes, financing, parcel assessments, flood-zone evidence and closed-sale data prevent NOI, cap-rate, debt-coverage, asset-tax and resale underwriting. Address-level review must reconcile rents and taxes and test flood insurance against the modeled loss measure.