Real Estate Investing in Champaign, Illinois (61821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61821 (Champaign, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.6% vacancy may signal weakening demand.
What’s happening in Champaign, IL (61821)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61821 Champaign
Investors eyeing 61821 need to respect the fundamentals at play. Home values of $208K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 61821 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within IL, ZIP 61821 trails on several market indicators that neighboring Champaign County submarkets outperform. The gap is real and robust enough to shape underwriting.
Resident income in 61821 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 61821 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Champaign:
Property Strategy for 61821
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $162,599 | $1,160 | 5.1% | +8.3% | $81,299 |
| 3BR | $196,145 | $1,480 | 5.4% | +7.9% | $65,382 |
| 4BR | $271,090 | $1,540 | 4.1% | +7.8% | $67,773 |
| 5BR | $373,189 | — | — | +7.7% | $74,638 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 61821 Compare?
| Metric | 61821 | Champaign | Champaign-Urbana, IL | Illinois |
|---|---|---|---|---|
| Home Value | $208,299 | $243,264 | N/A | $279,761 |
| 5-Year CAGR | 6.9% | 6.6% | N/A | 6.6% |
| Avg Rent | $1,520 | $1,514 | N/A | - |
| Cap Rate | 5.7% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61821 (Champaign, IL). Anonymous, moderated, never written by AI.
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Property managers serving Champaign County
Manage rentals here? List your business →Community Property Management offers quality and affordable apartments in Champaign-Urbana, including renovated units and various communities like 217 Neil and Hessel on the Park. summary from their website
Zindars Property Management offers property management services in Champaign & Urbana. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $208,299 |
| Monthly Rent | $1,520 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 12.6% |
📈 Home Appreciation
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | +17.3% ▲ |
| 3-Year CAGR | +11.7% ▲ |
| 5-Year CAGR | +10.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 61821
Population: 28,838
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 61821
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Franklin Middle School
Bottenfield Elem School
Edison Middle School
Stratton Elementary School
Vernon L Barkstall Elementary Sch
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,857 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Champaign, IL?
In Champaign, IL the median home value sits at $208K. Against the broader IL market, that reads as reasonable for most investors.
Is the tenant base reliable in Champaign, IL?
Champaign, IL offers a stable renter base at the $1,520/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is it like being a landlord in Champaign, IL?
The landlord environment in Champaign, IL is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Which real estate strategy fits Champaign, IL?
Champaign, IL investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($208K prices, $1,520/mo rents) make it a reasonable choice.
Is Champaign, IL a good market for FHA house hackers?
The house hack math a challenging in Champaign, IL. Owner-occupant buyers benefit from the $1,520/mo rents and $208K home values.
You know 61821 now. You don’t know where it ranks.
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How 61821 ranks in Champaign-Urbana, IL
Every ZIP in this metro, ranked. Free.
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