230 W Elizabeth St · Paris, IL 61944

$69,900

4 bd · 1.0 ba · 1,856 sqft · SingleFamily · 37 Days on market

Built 1910 5,720 sqft lot $38/sqft · 34% below area Est $106k · 34% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lots of space in this charming 3 bedroom, 1 full bath and 1 half bath home! Features include a beautiful entryway, large living room, spacious dining room, and a kitchen with island and abundant cabinet space. Main level utility room with half bath, while the full bath is conveniently located upstairs. Enjoy relaxing on the inviting front porch or entertaining on the newer back deck. The roof has been replaced within the last 5 years, adding additional value and peace of mind. Property also features a detached 2.5 car garage with shared driveway access. This home offers plenty of character, space, and potential for the next owner. * * Home is Selling As-Is * *

Key facts

• Entryway
• Utility room
• Living room

Tags

• ENTRYWAY
• LIVING ROOM
• DINING ROOM
• KITCHEN WITH ISLAND
• ABUNDANT CABINET SPACE
• UTILITY ROOM

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Gravel road access

Interior

• Kitchen: Gas water heater; Other listed appliance
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Walk-in closets; One fireplace; Unfinished partial basement with sump pump; Seven total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 8.3% in Paris — 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 71/100 on livability (#342 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Paris-Union SD 95 (town): math 25% / reading 42% proficiency, ranked #227 of 620 in IL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 6 units permitted in Edgar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Edgar County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $70k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 4.5

CMA / ARV

• ARV (median comp): $105,873
• List price: $69,900
• Delta: -33.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Elizabeth St	0.04mi	4/1.5	1,897 (+2%)	12mo	$74,900	$39	83
201 Alexander St	0.23mi	3/1.5 (-1)	1,736 (-6%)	8mo	$99,900	$58	65
405 W Madison St	0.20mi	3/2.0 (-1)	1,660 (-11%)	3mo	$148,000	$89	62
302 S Jefferson St	0.25mi	3/1.5 (-1)	1,640 (-12%)	12mo	$149,900	$91	52
318 Chestnut St	0.46mi	3/1.5 (-1)	1,947 (+5%)	14mo	$42,000	$22	52
230 E Madison St	0.47mi	3/2.0 (-1)	1,956 (+5%)	11mo	$50,000	$26	51
1 Crawford Ct	0.53mi	5/2.0 (+1)	1,728 (-7%)	11mo	$108,000	$63	46
507 W Washington St	0.37mi	3/1.0 (-1)	1,607 (-13%)	14mo	$30,000	$19	44
5 Magnolia Mnr	0.54mi	3/2.0 (-1)	1,646 (-11%)	4mo	$136,000	$83	44
414 E Wood St	0.66mi	3/1.0 (-1)	1,978 (+7%)	14mo	$103,000	$52	42
512 E Court St	0.71mi	3/2.5 (-1)	1,988 (+7%)	3mo	$213,500	$107	41
709 Hannah Ave	0.53mi	3/1.5 (-1)	1,606 (-14%)	14mo	$83,500	$52	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.02×
• Total profit: $19,905
• Equity at exit: $10,422

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $57,691
• Equity at exit: $6,044

Cash invested: $19,572 (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 61944

• Active inventory: 82
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $490

Break-even live

Break-even rent $677

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 37 DOM
2. 2026-06-17
   days on market $69,900 Active 36 DOM
3. 2026-06-16
   days on market $69,900 Active 35 DOM
4. 2026-06-15
   days on market $69,900 Active 34 DOM
5. 2026-06-13
   days on market $69,900 Active 32 DOM
6. 2026-06-12
   days on market $69,900 Active 31 DOM
7. 2026-06-09
   days on market $69,900 Active 28 DOM
8. 2026-06-09
   price $69,900 Active 27 DOM
9. 2026-06-08
   days on market $74,900 Active 27 DOM
10. 2026-06-07
    days on market $74,900 Active 26 DOM
11. 2026-06-07
    days on market $74,900 Active 25 DOM
12. 2026-06-04
    days on market $74,900 Active 22 DOM
13. 2026-06-02
    days on market $74,900 Active 21 DOM
14. 2026-06-01
    days on market $74,900 Active 20 DOM
15. 2026-05-31
    days on market $74,900 Active 19 DOM
16. 2026-05-31
    days on market $74,900 Active 18 DOM
17. 2026-05-12
    listed $74,900 Active 670-char remark
18. 2005-04-07
    soldstatus $45,000

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,559
• − Mortgage interest: −$3,915
• − Property taxes: −$1,669
• − Insurance: −$350
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,033
• Taxable income: $5,103
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,650/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: Paris-Union SD 95
• NCES district ID: 1730750
• Math proficiency: 25% ▼ -4.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $36,294
• Composite: 27.73/100
• National rank: #6901
• State rank: #227 of 620 in IL

Livability — Paris

• Score: 71/100
• State rank: #342
• US rank: #6933

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, IL
• City population: 11,426
• Population (ZIP): 11,426

Population outlook (Edgar County) Hauer SSP2

• Today (2025): 15,960 people
• By 2030: 14,978 · -6.2%
• By 2040: 12,990 · -18.6%
• By 2050: 11,087 · -30.5%
• By 2075: 7,338 · -54.0%
• By 2100: 4,526 · -71.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Edgar

• 2024 margin: Solid R (+52.4) · D 23.0% · R 75.3% · Other 1.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -7.9pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+52.5 2016: R+49.5 2012: R+32.8 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.48%
• Current HPI: 108.1718
• Rent YoY: —
• Metro: —
• 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

+55.3% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $69,900 CIBR
• 2026-05-12 Listed $74,900 CIBR
• 2005-04-07 Sold (Public Records) $45,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,669 · +6.3% YoY. Source: county tax records.