612 Elm St · Paris, IL 61944

$75,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily · 209 Days on market

Built 1974 8,676 sqft lot $54/sqft · 43% above area Est $52k · 43% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

Key facts

• Storage room
• Separate entrance
• Living room

Tags

• LIVING ROOM
• KITCHEN AND DINING AREA
• LAUNDRY UTILITY ROOM
• ADDITIONAL ROOM
• SEPARATE ENTRANCE
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $75k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $52,391
• List price: $75,000
• Delta: 43.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Parrish St	0.47mi	3/1.0	1,399 (+0%)	14mo	$70,000	$50	65
702 N Main St	0.65mi	3/1.0	1,406 (+1%)	8mo	$94,500	$67	62
719 Connelly St	0.73mi	3/1.0	1,346 (-3%)	1mo	$115,000	$85	60
507 Alexander St	0.69mi	3/1.0	1,420 (+2%)	8mo	$85,000	$60	58
414 N Central Ave	0.51mi	2/1.0 (-1)	1,438 (+3%)	11mo	$70,000	$49	57
914 W Elizabeth St	0.69mi	3/1.0	1,300 (-7%)	4mo	$77,000	$59	54
305 W Crawford St	0.62mi	3/2.0	1,287 (-8%)	2mo	$143,000	$111	53
423 W Carroll St	0.68mi	3/1.0	1,230 (-12%)	1mo	$54,000	$44	48
334 Sutherland Ave	0.25mi	3/2.0	1,586 (+14%)	18mo	$192,500	$121	46
704 N Main St	0.65mi	2/1.0 (-1)	1,288 (-8%)	12mo	$82,000	$64	42
711 Vance St	0.51mi	2/1.0 (-1)	1,237 (-11%)	14mo	$50,000	$40	41
226 W Elizabeth St	0.73mi	2/1.0 (-1)	1,274 (-8%)	18mo	$85,000	$67	32

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $14,927
• Equity at exit: $11,183

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $47,871
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $425

Break-even live

Break-even rent $622

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-15
   status Pending 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

2. 2026-05-05
   status Active 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

3. 2026-04-21
   status Pending 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

4. 2026-03-13
   historical Active Under Contract 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

5. 2026-02-06
   status Active 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

6. 2026-01-16
   historical Active Under Contract 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

7. 2025-11-08
   price $75,000 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

8. 2025-10-25
   price $79,000 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

9. 2025-10-03
   listed $85,000 Active 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re a first-time homebuyer, an investor looking to expand your rental portfolio, or simply ready to downsize, this 3-bedroom, 1-bath home could be the perfect fit. A fresh coat of paint brightens the space and highlights the many recent updates. Step through the front door into a welcoming living room that flows easily into the kitchen and dining area, creating a comfortable layout for everyday living. Conveniently located just off the kitchen is the laundry/utility room. Down the hall, you’ll find three comfortable bedrooms and a full bath. An added bonus? The home includes an additional room that was previously used as a beauty salon, complete with its own entrance—ideal for a home business, office, or flexible living space. There’s also a separate entrance at the back of the house leading to a storage room, adding even more functionality. With fresh paint, several updates already completed, and so many possibilities, this home is ready for its next chapter.

10. 2020-07-13
    soldstatus $26,500 387-char remark

    Show marketing remark (387 chars)

    This is a Fannie Mae Home Path property. 3 bedroom ranch with a large laundry room, a 1 car garage detached garage that is converted to a bonus room/office + a covered carport that will keep you dry getting in your car on rainy days. Home is located west of the Down Town area. Fenced in back yard. Home in need of some TLC. This would make a great starter home or investment property.

11. 2020-07-13
    soldstatus $26,500

    Show marketing remark (387 chars)

    This is a Fannie Mae Home Path property. 3 bedroom ranch with a large laundry room, a 1 car garage detached garage that is converted to a bonus room/office + a covered carport that will keep you dry getting in your car on rainy days. Home is located west of the Down Town area. Fenced in back yard. Home in need of some TLC. This would make a great starter home or investment property.

12. 2020-03-21
    listed $26,500 387-char remark

    Show marketing remark (387 chars)

    This is a Fannie Mae Home Path property. 3 bedroom ranch with a large laundry room, a 1 car garage detached garage that is converted to a bonus room/office + a covered carport that will keep you dry getting in your car on rainy days. Home is located west of the Down Town area. Fenced in back yard. Home in need of some TLC. This would make a great starter home or investment property.

13. 2020-03-21
    listed $26,500

    Show marketing remark (387 chars)

    This is a Fannie Mae Home Path property. 3 bedroom ranch with a large laundry room, a 1 car garage detached garage that is converted to a bonus room/office + a covered carport that will keep you dry getting in your car on rainy days. Home is located west of the Down Town area. Fenced in back yard. Home in need of some TLC. This would make a great starter home or investment property.

14. 2017-12-05
    soldstatus $38,500
15. 2017-08-11
    historical
16. 2017-02-27
    historical
17. 2016-09-28
    historical
18. 2010-12-23
    soldstatus $41,000
19. 2010-08-17
    historical
20. 1975-01-18
    soldstatus $9,000

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$451/yr (+$38/mo · 56.4%)

ⓘ 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 ≥105°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: $13,920
• − Mortgage interest: −$4,201
• − Property taxes: −$800
• − Insurance: −$375
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,182
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,110/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

+733.3% since first listed

20 events — show timeline

• 2026-05-15 Pending — CIBR
• 2026-05-05 Relisted — CIBR
• 2026-04-21 Pending — CIBR
• 2026-03-13 Contingent — CIBR
• 2026-02-06 Relisted — CIBR
• 2026-01-16 Contingent — CIBR
• 2025-11-08 Price Changed $75,000 CIBR
• 2025-10-25 Price Changed $79,000 CIBR
• 2025-10-03 Listed $85,000 CIBR
• 2020-07-13 Sold (MLS) $26,500 CIBR
• 2020-07-13 Sold (MLS) $26,500 MRED as Distributed by MLS Grid
• 2020-03-21 Listed $26,500 CIBR
• 2020-03-21 Listed $26,500 MRED as Distributed by MLS Grid
• 2017-12-05 Sold (Public Records) $38,500 Public Records
• 2017-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2017-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2016-09-28 Listing Removed — MRED as Distributed by MLS Grid
• 2010-12-23 Sold (Public Records) $41,000 Public Records
• 2010-08-17 Listing Removed — MRED as Distributed by MLS Grid
• 1975-01-18 Sold (Public Records) $9,000 Public Records

Property tax history

-4.5%/yr

Latest (2024): $800 · +4.7% YoY. Source: county tax records.