26334 E IL Hwy 9 Hwy · Banner, IL 61520

$80,000

2 bd · 1.0 ba · 810 sqft · Other · 12 Days on market

Built 1926

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled bungalow with outside shed and detached garage. New floors throughout and new kitchen; 2 bedrooms with large closets; 1 bath with tub/shower combo; enclosed front porch; mature trees and bushes to help dampen the traffic noise; large yard for entertainment and family activities or pets.

Key facts

• Outside shed
• Large yard
• Remodeled bungalow

Tags

• REMODELED BUNGALOW
• OUTSIDE SHED
• DETACHED GARAGE
• ENCLOSED FRONT PORCH
• MATURE TREES
• LARGE YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic system
• Home design: Single-family residence; Built in 1926; Living area approximately 810
• Construction: Shingle roof
• Exterior features: Shed(s); Level lot; Paved road access; Lot dimensions approximately 100 x 60 x 113 x 117

Interior

• Kitchen: Kitchen (appliances not included)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl plank in main living areas and bedrooms; Hardwood on front porch
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Attic storage; Unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $80k).

Location & tenants

• Location reads 59/100 on livability (#1,059 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Canton Union SD 66 (town): math 19% / reading 23% proficiency, ranked #417 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastview Elementary School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 265 students, 0% FRL); Ingersoll Middle School (math 18% / reading 24%, grade F, #405 of 665 statewide, top 61%, 645 students, 0% FRL); Canton High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 641 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 108 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 1.08% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-3,820
• Equity at exit: $11,928

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $8,458
• Equity at exit: $6,917

Cash invested: $22,400 (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 61520

• Active inventory: 108
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $144

Break-even live

Break-even rent $680

Max offer price $80,000

Occupancy floor 78%

Sensitivity live

Price	-10% $189	-5% $166	+0% $144	+5% $121	+10% $98
Rent	-10% $75	-5% $109	+0% $144	+5% $178	+10% $212
Rate	-1.0pp $184	-0.5pp $164	base $144	+0.5pp $123	+1.0pp $102

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $80,000 Active 12 DOM
2. 2026-06-21
   days on market $80,000 Active 11 DOM
3. 2026-06-21
   days on market $80,000 Active 10 DOM
4. 2026-06-18
   days on market $80,000 Active 8 DOM
5. 2026-06-17
   days on market $80,000 Active 7 DOM
6. 2026-06-16
   days on market $80,000 Active 6 DOM
7. 2026-06-15
   days on market $80,000 Active 5 DOM
8. 2026-06-13
   days on market $80,000 Active 3 DOM
9. 2026-06-12
   remarks 303-char remark
10. 2026-06-12
    listed $80,000 Active 2 DOM

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$400/yr (+$33/mo · 39.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,344
• − Mortgage interest: −$4,481
• − Property taxes: −$1,015
• − Insurance: −$400
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,327
• Taxable income: $465
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $1,610/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: Canton Union SD 66
• NCES district ID: 1708280
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $42,657
• Composite: 18.03/100
• National rank: #8980
• State rank: #417 of 620 in IL

Livability — Banner

• Score: 59/100
• State rank: #1059
• US rank: #20243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,098

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 4% Native American 1%
• Common ancestry: Slovak 3% Lithuanian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.00%
• Current HPI: 123.8086
• 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

+315.6% since first listed

6 events — show timeline

• 2026-06-10 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2025-12-08 Rental Removed $1,000 APPFOLIO
• 2025-09-20 Price Changed $1,000 APPFOLIO
• 2025-08-15 Listed for Rent $1,100 APPFOLIO
• 2025-04-23 Sold (Public Records) $270,000 Public Records
• 2013-06-17 Sold (Public Records) $19,250 Public Records

Property tax history

+36.5%/yr

Latest (2024): $1,015 · -0.4% YoY. Source: county tax records.