208 Ten Broeck St · Paris, IL 61944

$43,000

4 bd · 2.0 ba · 2,214 sqft · SingleFamily · 38 Days on market

Built 1937 4,832 sqft lot $19/sqft · 53% below area ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious 4 bedroom, 2 full bathroom home offering tons of potential for the right buyer! This property is priced to sell and would make a great opportunity for an investor, flipper, or buyer looking to build equity with some updates and repairs. Features include a cozy gas fireplace in the living room, mostly replacement windows throughout, and a partial fenced backyard perfect for pets, kids, or entertaining. With solid space and great potential, this fixer-upper could truly shine again with some vision and work. Don’t miss your chance at an affordable home with plenty of upside in a great Paris location! Call Today for a Private Showing!!

Key facts

• Great location
• Gas fireplace
• Fenced backyard

Tags

• GAS FIREPLACE
• REPLACEMENT WINDOWS
• FENCED BACKYARD
• GREAT LOCATION

Property features AI

Exterior

• Security: Closed-circuit camera system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half levels; 1 total story; Vinyl siding
• Construction: Shingle roof
• Exterior features: Gravel road access

Interior

• Kitchen: Gas water heater; Other appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Gas fireplace (1) with gas starter; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.03% ✓
• Cap rate: 24.60%
• Cash-on-cash: 65.38%
• DSCR: 3.91
• GRM: 2.7

CMA / ARV

• ARV (median comp): $91,141
• List price: $43,000
• Delta: -52.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Ten Broeck St	0.15mi	4/2.0	2,285 (+3%)	4mo	$55,000	$24	84
525 Prairie St	0.58mi	4/2.0	2,244 (+1%)	0mo	$125,000	$56	71
226 E Madison St	0.36mi	4/1.5	2,160 (-2%)	12mo	$134,000	$62	67
312 Sutherland Ave	0.40mi	3/2.0 (-1)	2,170 (-2%)	9mo	$45,000	$21	66
221 W Elizabeth St	0.16mi	4/1.5	1,897 (-14%)	12mo	$74,900	$39	57
501 S Main St	0.21mi	4/2.0	2,529 (+14%)	14mo	$49,000	$19	55
420 E Crawford St	0.51mi	3/2.5 (-1)	2,341 (+6%)	7mo	$130,000	$56	54
230 E Madison St	0.38mi	3/2.0 (-1)	1,956 (-12%)	11mo	$50,000	$26	49
318 Chestnut St	0.32mi	3/1.5 (-1)	1,947 (-12%)	14mo	$42,000	$22	46
512 E Court St	0.61mi	3/2.5 (-1)	1,988 (-10%)	3mo	$213,500	$107	45
519 E Wood St	0.68mi	3/2.5 (-1)	2,360 (+7%)	10mo	$259,000	$110	42
414 E Wood St	0.52mi	3/1.0 (-1)	1,978 (-11%)	14mo	$103,000	$52	38

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: 64.6%
• Equity multiple: 3.90×
• Total profit: $34,876
• Equity at exit: $6,411

10-year hold

• IRR: 69.0%
• Equity multiple: 8.01×
• Total profit: $84,436
• Equity at exit: $3,718

Cash invested: $12,040 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $656

Break-even live

Break-even rent $473

Max offer price $43,000

Occupancy floor 45%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $43,000 Active 38 DOM
2. 2026-06-17
   days on market $43,000 Active 37 DOM
3. 2026-06-16
   days on market $43,000 Active 36 DOM
4. 2026-06-15
   days on market $43,000 Active 35 DOM
5. 2026-06-13
   days on market $43,000 Active 33 DOM
6. 2026-06-12
   days on market $43,000 Active 32 DOM
7. 2026-06-09
   days on market $43,000 Active 29 DOM
8. 2026-06-08
   days on market $43,000 Active 28 DOM
9. 2026-06-07
   days on market $43,000 Active 27 DOM
10. 2026-06-07
    days on market $43,000 Active 26 DOM
11. 2026-06-04
    days on market $43,000 Active 23 DOM
12. 2026-06-02
    days on market $43,000 Active 22 DOM
13. 2026-06-01
    days on market $43,000 Active 21 DOM
14. 2026-05-31
    days on market $43,000 Active 20 DOM
15. 2026-05-31
    days on market $43,000 Active 19 DOM
16. 2026-05-09
    listed $43,000 Active 654-char remark
17. 2012-08-07
    soldstatus $70,000
18. 2006-03-07
    soldstatus $50,000

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 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: $15,645
• − Mortgage interest: −$2,409
• − Property taxes: −$1,567
• − Insurance: −$215
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$1,251
• Taxable income: $7,700
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,023/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

-14.0% since first listed

3 events — show timeline

• 2026-05-09 Listed $43,000 CIBR
• 2012-08-07 Sold (Public Records) $70,000 Public Records
• 2006-03-07 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $1,567 · +6.4% YoY. Source: county tax records.