389 S Avenue A St · Canton, IL 61520

$69,900

3 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 54 Days on market

Built 1920 $66/sqft · 36% above area Est $89k · 22% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3, possible 5 bedroom home. Lots of room for a growing family. 2 bedrooms don't have closets. Beautiful enclosed front porch with all newer replacement windows. Living room and dining room combo. Large backyard. Build your dream garage. Taxes would be $1,365 with owner occupied. Sold "AS IS".

Key facts

• Bonus room
• Upgraded fuse box
• Newer fixtures

Tags

• CORNER LOT
• BONUS ROOM
• UPDATED FURNACE
• UPGRADED FUSE BOX
• REPLACED ELECTRICAL COMPONENTS
• NEWER FIXTURES

Property features AI

Finance

• Other: Lot dimensions approximately 70 x 170 x 29 x 169; Building area approximately 1,849 (total living area listed)
• HOA & community: No association fee listed

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Shingle roof; Built in 1920; Unfinished basement
• Exterior features: Replacement windows; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen located on main level
• Bedrooms: 3 bedrooms (located on main, upper and lower levels); Egress windows in bedrooms; Bedroom flooring: mix of hardwood and carpet
• Flooring: Hardwood in several upper-level rooms; Carpet in some main- and lower-level rooms; Other flooring in kitchen area
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Gas water heater (heating source listed)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 102 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.1

CMA / ARV

• ARV (median comp): $89,457
• List price: $69,900
• Delta: -21.86%
• 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
454 S 3rd Ave	0.31mi	3/1.0	1,024 (-3%)	0mo	$9,000	$9	80
1155 S Main St	0.68mi	3/1.5	1,040 (-2%)	3mo	$88,500	$85	61
658 E Maple St	0.61mi	2/1.0 (-1)	1,068 (+1%)	9mo	$37,500	$35	58
143 E Spruce St	0.64mi	2/1.0 (-1)	998 (-6%)	2mo	$49,900	$50	54
454 Mulberry Pl	0.38mi	3/1.0	1,200 (+13%)	8mo	$42,500	$35	53
17 N 5th Ave	0.61mi	3/2.0	980 (-8%)	6mo	$18,000	$18	51
324 W Spruce St	0.66mi	2/1.0 (-1)	968 (-9%)	1mo	$40,000	$41	49
134 N Avenue D	0.64mi	3/1.0	1,200 (+13%)	1mo	$74,900	$62	47
249 E Ash St	0.74mi	2/1.0 (-1)	1,076 (+2%)	13mo	$49,500	$46	47
846 S 7th Ave	0.70mi	3/1.0	1,152 (+9%)	11mo	$103,000	$89	43
205 E Spruce St	0.65mi	3/1.0	1,200 (+13%)	8mo	$53,500	$45	40
1195 S Main St	0.72mi	2/1.0 (-1)	912 (-14%)	6mo	$86,000	$94	33

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $12,355
• Equity at exit: $10,422

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $41,375
• Equity at exit: $6,044

Cash invested: $19,572 (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: 102
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $371

Break-even live

Break-even rent $666

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,900 Active 54 DOM
2. 2026-06-17
   days on market $69,900 Active 53 DOM
3. 2026-06-16
   days on market $69,900 Active 52 DOM
4. 2026-06-15
   days on market $69,900 Active 51 DOM
5. 2026-06-13
   days on market $69,900 Active 49 DOM
6. 2026-06-12
   pricedays on market $69,900 Active 48 DOM
7. 2026-06-09
   days on market $72,500 Active 45 DOM
8. 2026-06-08
   days on market $72,500 Active 44 DOM
9. 2026-06-07
   days on market $72,500 Active 43 DOM
10. 2026-06-07
    days on market $72,500 Active 42 DOM
11. 2026-06-04
    days on market $72,500 Active 39 DOM
12. 2026-06-02
    days on market $72,500 Active 38 DOM
13. 2026-06-01
    days on market $72,500 Active 37 DOM
14. 2026-05-31
    days on market $72,500 Active 36 DOM
15. 2026-05-31
    days on market $72,500 Active 35 DOM
16. 2026-05-07
    price $72,500 899-char remark
17. 2026-04-25
    listed $74,000 Active 899-char remark
18. 2023-07-28
    soldstatus $52,000
19. 2023-07-27
    soldstatus $40,000 Closed 311-char remark

    Show marketing remark (311 chars)

    3, possible 5 bedroom home. Lots of room for a growing family. 2 bedrooms don't have closets. Beautiful enclosed front porch with all newer replacement windows. Living room and dining room combo. Large backyard. Build your dream garage. Taxes would be $1,365 with owner occupied. Sold "AS IS".

20. 2023-07-12
    status Pending 311-char remark

    Show marketing remark (311 chars)

    3, possible 5 bedroom home. Lots of room for a growing family. 2 bedrooms don't have closets. Beautiful enclosed front porch with all newer replacement windows. Living room and dining room combo. Large backyard. Build your dream garage. Taxes would be $1,365 with owner occupied. Sold "AS IS".

21. 2023-07-11
    listed $47,900 Active 311-char remark

    Show marketing remark (311 chars)

    3, possible 5 bedroom home. Lots of room for a growing family. 2 bedrooms don't have closets. Beautiful enclosed front porch with all newer replacement windows. Living room and dining room combo. Large backyard. Build your dream garage. Taxes would be $1,365 with owner occupied. Sold "AS IS".

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$10/yr (+$1/mo · 0.7%)

ⓘ 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: $13,630
• − Mortgage interest: −$3,915
• − Property taxes: −$1,566
• − Insurance: −$350
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,033
• Taxable income: $3,585
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,593/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

+45.9% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2026-05-07 Price Changed $72,500 RMLSA as Distributed by MLS Grid
• 2026-04-25 Listed $74,000 RMLSA as Distributed by MLS Grid
• 2023-07-28 Sold (Public Records) $52,000 Public Records
• 2023-07-27 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2023-07-12 Pending — RMLSA as Distributed by MLS Grid
• 2023-07-11 Listed $47,900 RMLSA as Distributed by MLS Grid

Property tax history

+25.5%/yr

Latest (2024): $1,566 · -25.2% YoY. Source: county tax records.