210 N Austin St · Paris, IL 61944

$97,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 9 Days on market

Built 1960 9,193 sqft lot Est $75k · 30% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• 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

Move in Ready, updated and ready for your family; what else could you want. 3 bedrooms, 2 baths, 2 car garage. Tastefully updated interior, newer roof. CALL today!!!!!

Key facts

• 9,193 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Property listed by Martin Real Estate & Appraisals

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Masonite and other exterior materials; Asphalt shingle roof; Built as a one-level home
• Exterior features: Deck; Patio; Road surface: Other

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas water heater; Range; Refrigerator; Crawl space basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

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: 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 $674 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $97,500

Questions for the listing agent

1. Built in 1960 — 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: 1.13% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 W Crawford St	0.49mi	3/2.0	1,287 (+3%)	2mo	$143,000	$111	71
423 W Carroll St	0.52mi	3/1.0	1,230 (-1%)	1mo	$54,000	$44	68
914 W Elizabeth St	0.54mi	3/1.0	1,300 (+4%)	4mo	$77,000	$59	61
815 W Madison St	0.34mi	3/1.0	1,164 (-7%)	13mo	$112,000	$96	58
903 W Crawford St	0.44mi	3/1.0	1,104 (-12%)	3mo	$90,000	$82	54
711 Vance St	0.64mi	2/1.0 (-1)	1,237 (-1%)	14mo	$50,000	$40	48
226 W Elizabeth St	0.59mi	2/1.0 (-1)	1,274 (+2%)	18mo	$85,000	$67	45
507 Alexander St	0.54mi	3/1.0	1,420 (+14%)	8mo	$85,000	$60	41
312 Parrish St	0.61mi	3/1.0	1,399 (+12%)	14mo	$70,000	$50	35
702 N Main St	0.74mi	3/1.0	1,406 (+13%)	8mo	$94,500	$67	34
701 N Central Ave	0.67mi	2/1.0 (-1)	1,120 (-10%)	12mo	$17,000	$15	33
701 Alexander St	0.63mi	2/1.0 (-1)	1,064 (-15%)	6mo	$54,000	$51	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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,652
• Equity at exit: $14,538

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $25,953
• Equity at exit: $8,430

Cash invested: $27,300 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $290

Break-even live

Break-even rent $733

Max offer price $97,500

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $318	+0% $290	+5% $263	+10% $235
Rent	-10% $203	-5% $247	+0% $290	+5% $334	+10% $377
Rate	-1.0pp $339	-0.5pp $315	base $290	+0.5pp $265	+1.0pp $239

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $97,500 Pending 9 DOM
2. 2026-06-12
   days on market $97,500 Active 8 DOM
3. 2026-06-09
   days on market $97,500 Active 5 DOM
4. 2026-06-08
   days on market $97,500 Active 4 DOM
5. 2026-06-07
   days on market $97,500 Active 3 DOM
6. 2026-06-07
   remarks 167-char remark
7. 2026-06-07
   listed $97,500 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: $326 · $27/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$944/yr (+$79/mo · 289.6%)

ⓘ 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: $13,207
• − Mortgage interest: −$5,462
• − Property taxes: −$326
• − Insurance: −$488
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,836
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,008/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

1 event — show timeline

• 2026-06-03 Listed $97,500 CIBR

Property tax history

-0.5%/yr

Latest (2024): $326 · -0.3% YoY. Source: county tax records.