Champaign County poses a current-income tension: Zillow’s $257,368 median home value in 2026-06 sits against a measured $994 monthly median asking rent and a 4.63% gross yield before costs. That profile merits asset-level investigation by income-focused buyers; buyers underwriting appreciation or unverified rent increases should be cautious. FHFA’s 2025 repeat-transaction HPI rose 4.22% year over year, directionally consistent with Zillow’s movement but a different method and vintage, not a home value or a combined growth rate.
Measured market rent sits below HUD’s $1,046 two-bedroom Fair Market Rent. HUD FMR is a payment standard, not an asking-rent estimate, so it cannot substitute for lease comparables or support a separate yield. The reported gross yield is based on market rent and price before operating costs. An effective property-tax rate of 1.02% makes parcel tax verification material to carrying-cost analysis; assess the subject parcel rather than treating the county median as its bill.
Realtor.com’s MLS listing evidence shows active listings up 16.49% and 23.93% of listings price-reduced. More visible listing supply and seller concessions should inform offer and resale assumptions, but they are neither closed-sale prices nor independent proof of buyer demand. Tax-return migration recorded a net inflow, with inbound average AGI $9,588 above outbound movers. The supplied figures show 31 investor purchases among 400 total purchases, a calculated 7.75% investor share; this measured presence does not establish control of all purchasing.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.11% of building value. This is a county-level expected-loss ratio, not a dollar loss, flood-zone finding or insurance quote for a property. QCEW reports annual average covered employment at county workplaces, not resident employment or unemployment; Manufacturing is the largest disclosed private supersector, not the whole economy. Missing vacancy, lease-term and rent-comparable detail, operating and insurance costs, address-level flood history, debt terms, and closed-sale comparables prevent net-yield, property-specific hazard-cost, and sale-price underwriting. Check those items and the parcel tax bill before applying county evidence.