407 Clinton Ave · Paris, IL 61944

$119,900

3 bd · 2.0 ba · 2,741 sqft · SingleFamily · 4 Days on market

Built 1900 6,600 sqft lot Est $153k · 22% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• 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 MLS

Reduced Price and Seller will include 1 Year Home Warranty!! So Much Home for the Money!! This Large 2 Story Home offers 3 Bedrooms, a great open Kitchen with loads of workspace, a generous sized Living Room and Dining Room with high ceilings and a nice 2 Car Detached Garage. There is plenty of space for the whole family! Recent improvements to this wonderful home include roof and decking replaced in 2016, a grand Front Porch, newer garage siding, a concrete drive and a newer water heater and sump pump. Home is being sold AS IS. Call today to schedule your appointment! Seller welcomes offers!!

Key facts

• Dining room
• Grand front porch
• Open kitchen

Tags

• OPEN KITCHEN
• GRAND FRONT PORCH
• EASY-CARE LAMINATE FLOORING
• GENEROUS-SIZED LIVING ROOM
• DINING ROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Two levels
• Construction: Vinyl siding; Shingle roof; Has basement
• Exterior features: Front porch; Rear porch; Concrete road access

Interior

• Kitchen: Dishwasher
• Bedrooms:
• Flooring:
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air and window unit(s) for cooling
• Interior features: Dishwasher; Gas water heater; Basement is unfinished and partial with a sump pump; Seven total rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago 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.
• Current owner paid $58k; list at $120k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $153,496
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 E Wood St	0.13mi	3/2.5	2,360 (-14%)	10mo	$259,000	$110	61
420 E Crawford St	0.32mi	3/2.5	2,341 (-15%)	7mo	$130,000	$56	53
501 S Main St	0.53mi	4/2.0 (+1)	2,529 (-8%)	14mo	$49,000	$19	46
510 Prairie St	0.74mi	4/2.0 (+1)	3,104 (+13%)	11mo	$130,000	$42	29
401 W Madison St	0.72mi	4/1.5 (+1)	3,042 (+11%)	14mo	$171,000	$56	29

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,052
• Equity at exit: $17,877

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $18,341
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $258

Break-even live

Break-even rent $943

Max offer price $119,900

Occupancy floor 75%

Sensitivity live

Price	-10% $326	-5% $292	+0% $258	+5% $224	+10% $190
Rent	-10% $157	-5% $208	+0% $258	+5% $308	+10% $358
Rate	-1.0pp $318	-0.5pp $288	base $258	+0.5pp $227	+1.0pp $195

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $119,900 Active 4 DOM
2. 2026-06-18
   days on market $119,900 Active 2 DOM
3. 2026-06-17
   remarks 491-char remark
4. 2026-06-17
   listed $119,900 Active 1 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: $795 · $66/mo
• Projected year-2 tax: $1,758 · $147/mo
• Expected delta: +$963/yr (+$80/mo · 121.1%)

ⓘ 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 2/10 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: $15,230
• − Mortgage interest: −$6,716
• − Property taxes: −$795
• − Insurance: −$600
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,488
• Taxable income: $1,194
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,805/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

+313.4% since first listed

14 events — show timeline

• 2026-06-17 Listed $119,900 CIBR
• 2020-10-19 Sold (Public Records) $58,500 Public Records
• 2020-10-19 Sold (MLS) $58,500 CIBR
• 2020-10-19 Sold (MLS) $58,500 MRED as Distributed by MLS Grid
• 2020-06-08 Listed $63,900 CIBR
• 2020-06-08 Listed $63,900 MRED as Distributed by MLS Grid
• 2020-06-06 Listing Removed — MRED as Distributed by MLS Grid
• 2013-08-06 Sold (MLS) $19,900 MRED as Distributed by MLS Grid
• 2013-08-06 Sold (MLS) $19,900 CIBR
• 2013-07-24 Sold (Public Records) $19,900 Public Records
• 2013-05-09 Listed $19,900 MRED as Distributed by MLS Grid
• 2013-05-09 Listed $19,900 CIBR
• 2013-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 1994-05-11 Sold (Public Records) $29,000 Public Records

Property tax history

+2.8%/yr

Latest (2024): $795 · -0.3% YoY. Source: county tax records.