1208 Marshall St · Paris, IL 61944

$47,900

4 bd · 1.0 ba · 1,600 sqft · SingleFamily · 76 Days on market

Built 1905 2,303 sqft lot $30/sqft · 40% below area Est $79k · 40% under

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

Step up to the front porch and sit awhile! Or choose the back deck for evening relaxation. This house is so neat you could move right in. An arched doorway separates the living room from the dining room. The new style barn sliding doors have been left behind. The bathroom is stylish with an oval sink and hand-held shower head. The kitchen colors are bright but attractive. There is even a tankless water heater and side-by-side refrigerator. A small staircase leads upstairs to tandem bedrooms. What are you waiting for?

Key facts

• Barn sliding doors
• Front porch
• Oval sink

Tags

• FRONT PORCH
• BACK DECK
• ARCHED DOORWAY
• BARN SLIDING DOORS
• OVAL SINK
• HAND-HELD SHOWER HEAD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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 $331 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,026 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.63% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.81%
• DSCR: 3.17
• GRM: 3.2

CMA / ARV

• ARV (median comp): $79,312
• List price: $47,900
• Delta: -39.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Hannah Ave	0.39mi	3/1.5 (-1)	1,606 (+0%)	14mo	$83,500	$52	62
1608 S Main St	0.28mi	3/2.0 (-1)	1,438 (-10%)	4mo	$130,000	$90	58
514 W Arthur St	0.58mi	3/1.0 (-1)	1,484 (-7%)	2mo	$54,900	$37	54
1011 Douglas St	0.31mi	4/2.0	1,728 (+8%)	20mo	$149,900	$87	52
405 W Madison St	0.73mi	3/2.0 (-1)	1,660 (+4%)	3mo	$148,000	$89	48
507 Alexander St	0.58mi	3/1.0 (-1)	1,420 (-11%)	8mo	$85,000	$60	42
1 Crawford Ct	0.56mi	5/2.0 (+1)	1,728 (+8%)	11mo	$108,000	$63	42
8965 Terre Haute Rd	0.54mi	3/2.0 (-1)	1,698 (+6%)	18mo	$165,000	$97	40

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $27,078
• Equity at exit: $7,142

10-year hold

• IRR: 52.3%
• Equity multiple: 6.12×
• Total profit: $68,693
• Equity at exit: $4,142

Cash invested: $13,412 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$251
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $546

Break-even live

Break-even rent $568

Max offer price $47,900

Occupancy floor 52%

Sensitivity live

Price	-10% $573	-5% $559	+0% $546	+5% $532	+10% $518
Rent	-10% $446	-5% $496	+0% $546	+5% $595	+10% $645
Rate	-1.0pp $570	-0.5pp $558	base $546	+0.5pp $533	+1.0pp $521

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-12
   days on market $47,900 Active 76 DOM
2. 2026-06-09
   days on market $47,900 Active 73 DOM
3. 2026-06-08
   days on market $47,900 Active 72 DOM
4. 2026-06-07
   days on market $47,900 Active 71 DOM
5. 2026-06-07
   days on market $47,900 Active 70 DOM
6. 2026-06-04
   days on market $47,900 Active 67 DOM
7. 2026-06-02
   days on market $47,900 Active 66 DOM
8. 2026-06-01
   days on market $47,900 Active 65 DOM
9. 2026-05-31
   days on market $47,900 Active 64 DOM
10. 2026-05-31
    days on market $47,900 Active 63 DOM
11. 2026-05-14
    price $47,900 529-char remark

    Show marketing remark (529 chars)

    Step up to the front porch and sit awhile! Or choose the back deck for evening relaxation. This house is so neat you could move right in. An arched doorway separates the living room from the dining room. The new style barn sliding doors have been left behind. The bathroom is stylish with an oval sink and hand-held shower head. The kitchen colors are bright but attractive. There is even a tankless water heater and side-by-side refrigerator. A small staircase leads upstairs to tandem bedrooms. What are you waiting for?

12. 2026-03-28
    listed $49,900 Active 529-char remark

    Show marketing remark (529 chars)

    Step up to the front porch and sit awhile! Or choose the back deck for evening relaxation. This house is so neat you could move right in. An arched doorway separates the living room from the dining room. The new style barn sliding doors have been left behind. The bathroom is stylish with an oval sink and hand-held shower head. The kitchen colors are bright but attractive. There is even a tankless water heater and side-by-side refrigerator. A small staircase leads upstairs to tandem bedrooms. What are you waiting for?

13. 2024-12-06
    historical
14. 2024-12-05
    price
15. 2024-12-05
    price $69,900
16. 2024-10-23
    price
17. 2024-10-23
    price $74,900
18. 2024-09-06
    listed $82,500 Active
19. 2024-09-06
    listed Active
20. 2023-03-10
    soldstatus $68,900
21. 2019-12-03
    soldstatus $53,000
22. 2019-01-09
    soldstatus $11,000
23. 2018-12-31
    soldstatus $11,000
24. 2018-12-31
    soldstatus $11,000
25. 2018-05-22
    listed $11,000
26. 2018-05-22
    listed $11,000
27. 1998-01-12
    soldstatus $39,000

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $15,098
• − Mortgage interest: −$2,683
• − Property taxes: −$2,127
• − Insurance: −$240
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,393
• Taxable income: $6,240
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $5,050/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

+22.8% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $47,900 MRED as Distributed by MLS Grid
• 2026-03-28 Listed $49,900 MRED as Distributed by MLS Grid
• 2024-12-06 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-05 Price Changed — MRED as Distributed by MLS Grid
• 2024-12-05 Price Changed $69,900 CIBR
• 2024-10-23 Price Changed — MRED as Distributed by MLS Grid
• 2024-10-23 Price Changed $74,900 CIBR
• 2024-09-06 Listed — MRED as Distributed by MLS Grid
• 2024-09-06 Listed $82,500 CIBR
• 2023-03-10 Sold (Public Records) $68,900 Public Records
• 2019-12-03 Sold (Public Records) $53,000 Public Records
• 2019-01-09 Sold (Public Records) $11,000 Public Records
• 2018-12-31 Sold (MLS) $11,000 MRED as Distributed by MLS Grid
• 2018-12-31 Sold (MLS) $11,000 CIBR
• 2018-05-22 Listed $11,000 MRED as Distributed by MLS Grid
• 2018-05-22 Listed $11,000 CIBR
• 1998-01-12 Sold (Public Records) $39,000 Public Records

Property tax history

+12.1%/yr

Latest (2024): $2,127 · +38.6% YoY. Source: county tax records.