712 E Blackburn St · Paris, IL 61944

$159,900

4 bd · 2.0 ba · 1,880 sqft · SingleFamily · 20 Days on market

Built 1971 0.28 ac lot Est $190k · 16% 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 +15.9/30.0
• ARV discount +14.6/15.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet dead-end street, this well-maintained 3-bedroom, 1 full bath, 1 half bath home offers a unique attached apartment/in-law suite with an additional bedroom and half bath, bringing the property total to 4 bedrooms, 1 full bath, and 2 half baths. Recent updates include a new roof (2023), new central air (2023), replacement windows throughout, and a brand-new privacy fence with a large gate entrance. Enjoy two spacious living areas, one featuring a gas fireplace and the other a wood-burning stove, both providing additional heat sources. A whole-house fan helps keep the home comfortable during warmer months. Outside you'll find a large front deck, fenced backyard, large storage

Key facts

• Whole house fan
• Gas fireplace
• Privacy fence

Tags

• PRIVACY FENCE
• GAS FIREPLACE
• WOOD BURNING STOVE
• WHOLE HOUSE FAN
• LARGE FRONT DECK
• FENCED BACKYARD

Property features AI

Finance

• Other: Gravel road access; Zoned residential

Exterior

• Security: Closed-circuit cameras
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Rubber and shingle roof
• Exterior features: Deck; Enclosed porch; Patio; Fenced yard; Shed(s) and outbuilding

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Gas water heater
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating (natural gas and electric); Central air; Attic fan; Whole house fan
• Interior features: Kitchen island; Two fireplaces (gas and wood burning)
• Laundry & utility: Washer; Dryer; Laundry on main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $76 ($917/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.4% below list).
• Recommended offer: $132k (17.4% below list) — sets the bar for 1% rule.

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 CUSD 4 (town): math 32% / reading 38% proficiency, ranked #180 of 620 in IL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestwood Elem School (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 309 students, 0% FRL); Crestwood Jr High School (math 37% / reading 47%, grade D-, #116 of 665 statewide, top 19%, 128 students, 0% FRL); Paris Cooperative High School 4 (math 24% / reading 24%, grade F, #256 of 693 statewide, top 44%, 190 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $160k implies a 326% gain — meaningful room to come down on a strong offer.

Recommended offer $132,003 (17.4% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.83% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $189,880
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 E Blackburn St	0.13mi	4/2.0	1,942 (+3%)	16mo	$197,000	$101	75
722 E Blackburn St	0.08mi	3/1.5 (-1)	1,764 (-6%)	7mo	$145,000	$82	74
628 E Wood St	0.70mi	3/1.5 (-1)	1,824 (-3%)	8mo	$190,000	$104	49
112 S Eads Ave	0.71mi	3/2.0 (-1)	1,648 (-12%)	1mo	$212,000	$129	41
629 E Union St	0.51mi	3/1.5 (-1)	1,680 (-11%)	20mo	$167,000	$99	35
115 Allenwood Dr	0.68mi	3/2.5 (-1)	2,156 (+15%)	6mo	$202,000	$94	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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,109
• Equity at exit: $23,842

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,380
• Equity at exit: $13,825

Cash invested: $44,772 (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: 83
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $76

Break-even live

Break-even rent $1,223

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $167	-5% $122	+0% $76	+5% $31	+10% $-14
Rent	-10% $-28	-5% $24	+0% $76	+5% $129	+10% $181
Rate	-1.0pp $157	-0.5pp $117	base $76	+0.5pp $35	+1.0pp $-7

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $159,900 Active 20 DOM
2. 2026-06-21
   days on market $159,900 Active 19 DOM
3. 2026-06-18
   days on market $159,900 Active 17 DOM
4. 2026-06-17
   days on market $159,900 Active 16 DOM
5. 2026-06-16
   days on market $159,900 Active 15 DOM
6. 2026-06-15
   days on market $159,900 Active 14 DOM
7. 2026-06-13
   days on market $159,900 Active 12 DOM
8. 2026-06-12
   days on market $159,900 Active 11 DOM
9. 2026-06-09
   days on market $159,900 Active 8 DOM
10. 2026-06-08
    days on market $159,900 Active 7 DOM
11. 2026-06-07
    days on market $159,900 Active 6 DOM
12. 2026-06-04
    days on market $159,900 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $159,900 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: $735 · $61/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,447/yr (+$121/mo · 196.9%)

ⓘ 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: $15,840
• − Mortgage interest: −$8,957
• − Property taxes: −$735
• − Insurance: −$800
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,652
• Taxable loss: −$1,837
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $1,358/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 CUSD 4
• NCES district ID: 1730780
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $58,813
• Composite: 31.17/100
• National rank: #6051
• State rank: #180 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

+326.4% since first listed

2 events — show timeline

• 2026-06-01 Listed $159,900 CIBR
• 2001-08-04 Sold (Public Records) $37,500 Public Records

Property tax history

-5.5%/yr

Latest (2024): $735 · -0.3% YoY. Source: county tax records.