213 S Eads Ave · Paris, IL 61944

$68,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily · 106 Days on market

Built 1953 5,250 sqft lot Est $121k · 44% under

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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

Charming 2 Bedroom Home with Attached Garage in a convenient location is what you will find in this well-maintained 2-bedroom, 1 bath home. This home offers comfort, convenience, and great curb appeal. Featuring a 1-car attached garage and a welcoming front porch, this property is perfect for those looking for easy, single-level living. Located just minutes from the hospital, schools, shopping, and local restaurants, this home provides quick access to everyday necessities while still offering a quiet residential feel. The exterior showcases a unique blend of brick and stone, adding character and durability. Inside, you’ll find a functional layout with a cozy atmosphere ready to make y

Key facts

• Attached garage
• 5,250 sq ft lot
• Garage

Tags

• ATTACHED GARAGE
• WELCOMING FRONT PORCH
• QUIET RESIDENTIAL FEEL

Property features AI

Finance

• Other: Property listed by Martin Real Estate & Appraisals

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning
• Construction: Brick construction; Slab foundation; Rubber roof; Built as single-story
• Exterior features: Patio; Concrete road/access

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Wood-burning fireplace; 5 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $470 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $68k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.54% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.70%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $120,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
643 E Court St	0.07mi	2/1.0	1,313 (+4%)	4mo	$150,000	$114	86
132 N High St	0.30mi	2/1.0	1,230 (-2%)	1mo	$77,000	$63	82
902 Wabash Ave	0.68mi	2/1.0	1,200 (-4%)	0mo	$65,000	$54	60
237 E Madison St	0.53mi	2/1.0	1,145 (-9%)	2mo	$69,900	$61	59
502-504 E Jasper St	0.63mi	3/2.0 (+1)	1,250 (-0%)	2mo	$365,000	$292	59
40 Helen Ave	0.11mi	2/1.5	1,392 (+11%)	19mo	$148,000	$106	59
705 Hannah Ave	0.53mi	3/1.0 (+1)	1,288 (+2%)	11mo	$119,900	$93	57
303 E Madison St	0.51mi	3/1.0 (+1)	1,212 (-4%)	14mo	$76,000	$63	53
627 Hannah Ave	0.51mi	3/1.0 (+1)	1,124 (-10%)	2mo	$115,000	$102	52
7 Woodhall Pl	0.67mi	3/1.5 (+1)	1,164 (-7%)	8mo	$136,000	$117	43
320 E Jasper St	0.71mi	3/1.0 (+1)	1,102 (-12%)	1mo	$82,000	$74	40
409 E Adams St	0.71mi	3/1.5 (+1)	1,144 (-9%)	11mo	$109,900	$96	36

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $14,932
• Equity at exit: $10,139

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $46,377
• Equity at exit: $5,879

Cash invested: $19,040 (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: $1,047 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $408

Break-even live

Break-even rent $531

Max offer price $68,000

Occupancy floor 56%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-03-25
   price $68,000
4. 2026-03-17
   price $74,000
5. 2026-03-10
   price $77,900
6. 2026-01-23
   listed $79,900 Active
7. 1995-06-28
   soldstatus $35,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $978 · $82/mo
• Expected delta: +$565/yr (+$47/mo · 136.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,563
• − Mortgage interest: −$3,809
• − Property taxes: −$413
• − Insurance: −$340
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,978
• Taxable income: $4,013
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,929/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

+94.3% since first listed

7 events — show timeline

• 2026-05-11 Pending — CIBR
• 2026-04-20 Contingent — CIBR
• 2026-03-25 Price Changed $68,000 CIBR
• 2026-03-17 Price Changed $74,000 CIBR
• 2026-03-10 Price Changed $77,900 CIBR
• 2026-01-23 Listed $79,900 CIBR
• 1995-06-28 Sold (Public Records) $35,000 Public Records

Property tax history

-0.5%/yr

Latest (2024): $413 · -0.3% YoY. Source: county tax records.