454 S 3rd Ave · Canton, IL 61520

$19,900

3 bd · 1.0 ba · 1,024 sqft · Other public records · 41 Days on market

Built 1910 9,400 sqft lot $19/sqft · 72% below area ↓ 14% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a remodel project. .. here you go. Home is being sold as-is! 3 bedroom home with 24 x 24 garage and sheds

Key facts

• 9,400 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1910; Shingle roof
• Construction: Not new construction
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level (~15.04 x 10.09 ft)
• Bedrooms: 3 bedrooms (main level and upper/lower/additional levels present); Bedroom 1 (main): ~9.09 x 15.04 ft, carpet; Bedroom 2 (main): ~7.07 x 8.07 ft, carpet; Bedroom 3 (main): ~7.07 x 8.07 ft, carpet
• Flooring: Carpet in primary living areas and bedrooms; Other flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Daylight basement; No fireplaces reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 48.4% vs local median 7.9% in Canton — 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 72/100 on livability (#318 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Canton Union SD 66 (town): math 19% / reading 23% proficiency, ranked #417 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Canton High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 641 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 108 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• Fulton County population projected at -20% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $20k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.60% ✓
• Cap rate: 48.38%
• Cash-on-cash: 150.32%
• DSCR: 7.69
• GRM: 1.5

CMA / ARV

• ARV (median comp): $71,387
• List price: $19,900
• Delta: -65.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.41×
• Total profit: $41,276
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 17.76×
• Total profit: $93,367
• Equity at exit: $1,721

Cash invested: $5,572 (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 61520

• Active inventory: 108
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $698

Break-even live

Break-even rent $231

Max offer price $19,900

Occupancy floor 32%

Sensitivity live

Price	-10% $709	-5% $704	+0% $698	+5% $692	+10% $687
Rent	-10% $610	-5% $654	+0% $698	+5% $742	+10% $786
Rate	-1.0pp $708	-0.5pp $703	base $698	+0.5pp $693	+1.0pp $688

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $19,900 Pending 41 DOM
2. 2026-06-08
   days on market $19,900 Active 41 DOM
3. 2026-06-07
   days on market $19,900 Active 40 DOM
4. 2026-06-07
   days on market $19,900 Active 39 DOM
5. 2026-06-04
   pricedays on market $19,900 Active 36 DOM
6. 2026-06-02
   days on market $24,900 Active 35 DOM
7. 2026-06-01
   days on market $24,900 Active 34 DOM
8. 2026-05-31
   days on market $24,900 Active 33 DOM
9. 2026-05-31
   days on market $24,900 Active 32 DOM
10. 2026-04-28
    listed $24,900 Active 115-char remark
11. 2014-09-11
    soldstatus $10,500

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $835 · $70/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 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,371
• − Mortgage interest: −$1,115
• − Property taxes: −$835
• − Insurance: −$100
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$579
• Taxable income: $8,603
• Est. tax owed @ 24.0%: −$2,065
• After-tax cash flow: $6,311/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: Canton Union SD 66
• NCES district ID: 1708280
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $42,657
• Composite: 18.03/100
• National rank: #8980
• State rank: #417 of 620 in IL

Livability — Canton

• Score: 72/100
• State rank: #318
• US rank: #6313

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, IL
• Population (ZIP): 16,098

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 4% Native American 1%
• Common ancestry: Slovak 3% Lithuanian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.00%
• Current HPI: 123.8086
• 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

-14.3% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $9,000 RMLSA as Distributed by MLS Grid
• 2026-06-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-03 Price Changed $19,900 RMLSA as Distributed by MLS Grid
• 2026-04-28 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2014-09-11 Sold (Public Records) $10,500 Public Records

Property tax history

+17.2%/yr

Latest (2024): $835 · +1.7% YoY. Source: county tax records.