620 E Ash St · Canton, IL 61520-1486

$90,000

2 bd · 1.0 ba · 678 sqft · SingleFamily public records · 270 Days on market

Built 1922 5,720 sqft lot $133/sqft · 104% above area

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +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

Listing remarks MLS

Cute 2 bedroom, 1 bath home with a large backyard. Newer roof in 2023; bathroom remodel with stackable washer/dryer. HVAC and water heater replaced within last 5 years.

Key facts

• 5,720 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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-, schools F, amenities 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.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.
• Current owner paid $76k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.33% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (median comp): $53,320
• List price: $90,000
• Delta: 68.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Haffner Blvd	0.26mi	2/1.0	676 (-0%)	8mo	$35,000	$52	81
270 N 11th Ave	0.32mi	2/1.0	672 (-1%)	20mo	$56,000	$83	67
1025 E Locust St	0.32mi	2/1.0	672 (-1%)	20mo	$40,000	$60	67
737 N 5th Ave	0.31mi	1/1.0 (-1)	712 (+5%)	7mo	$57,500	$81	66
1140 E Myrtle St	0.44mi	2/1.0	744 (+10%)	3mo	$87,500	$118	61
543 N 6th Ave	0.13mi	2/1.0	753 (+11%)	20mo	$45,900	$61	58
215 Haffner Blvd	0.30mi	2/1.0	768 (+13%)	16mo	$108,000	$141	50
559 E Pine St	0.40mi	3/1.0 (+1)	740 (+9%)	15mo	$46,500	$63	49
325 Iris Ct	0.39mi	3/1.0 (+1)	720 (+6%)	23mo	$69,900	$97	47

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: 20.8%
• Equity multiple: 2.19×
• Total profit: $29,866
• Equity at exit: $40,468

10-year hold

• IRR: 22.0%
• Equity multiple: 4.17×
• Total profit: $79,770
• Equity at exit: $62,366

Cash invested: $25,200 (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 61520-1486

• Active inventory: 3
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $298

Break-even live

Break-even rent $823

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $349	-5% $324	+0% $298	+5% $273	+10% $247
Rent	-10% $203	-5% $251	+0% $298	+5% $346	+10% $393
Rate	-1.0pp $343	-0.5pp $321	base $298	+0.5pp $275	+1.0pp $251

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 N 8th Ave Canton, IL	2.0	1.0	690	$1,200	$1.74	14d	1	0.09mi

Listing history 28 events

1. 2026-06-21
   days on market $90,000 Active 270 DOM
2. 2026-06-18
   days on market $90,000 Active 268 DOM
3. 2026-06-17
   days on market $90,000 Active 267 DOM
4. 2026-06-16
   days on market $90,000 Active 266 DOM
5. 2026-06-15
   days on market $90,000 Active 265 DOM
6. 2026-06-13
   days on market $90,000 Active 263 DOM
7. 2026-06-12
   days on market $90,000 Active 262 DOM
8. 2026-06-09
   days on market $90,000 Active 259 DOM
9. 2026-06-08
   days on market $90,000 Active 258 DOM
10. 2026-06-07
    days on market $90,000 Active 257 DOM
11. 2026-06-07
    days on market $90,000 Active 256 DOM
12. 2026-06-04
    days on market $90,000 Active 253 DOM
13. 2026-06-02
    days on market $90,000 Active 252 DOM
14. 2026-06-01
    days on market $90,000 Active 251 DOM
15. 2026-05-31
    days on market $90,000 Active 250 DOM
16. 2026-05-31
    days on market $90,000 Active 249 DOM
17. 2025-09-23
    listed $90,000 Active 170-char remark

    Show marketing remark (170 chars)

    Cute 2 bedroom, 1 bath home with a large backyard. Newer roof in 2023; bathroom remodel with stackable washer/dryer. HVAC and water heater replaced within last 5 years.

18. 2024-09-17
    soldstatus $76,500 Closed 256-char remark

    Show marketing remark (256 chars)

    Very Tidy, Cute Home with detached garage is ready to move into! Newer roof on home and garage 2023. Bathroom remodel with stackable washer/dryer. Front foyer is used as a darling makeshift dining area. HVAC and water heater replaced within last 5 years.

19. 2024-08-20
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Very Tidy, Cute Home with detached garage is ready to move into! Newer roof on home and garage 2023. Bathroom remodel with stackable washer/dryer. Front foyer is used as a darling makeshift dining area. HVAC and water heater replaced within last 5 years.

20. 2024-08-05
    listed $72,500 Active 256-char remark

    Show marketing remark (256 chars)

    Very Tidy, Cute Home with detached garage is ready to move into! Newer roof on home and garage 2023. Bathroom remodel with stackable washer/dryer. Front foyer is used as a darling makeshift dining area. HVAC and water heater replaced within last 5 years.

21. 2021-08-07
    historical
22. 2021-08-07
    historical
23. 2021-08-07
    historical
24. 2021-08-06
    historical
25. 2019-05-30
    soldstatus $18,500
26. 2019-03-27
    listed $27,500
27. 2002-08-05
    soldstatus $34,500
28. 2001-09-27
    listed $37,500

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$179/yr (+$15/mo · 10.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,400
• − Mortgage interest: −$5,041
• − Property taxes: −$1,685
• − Insurance: −$450
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,618
• Taxable income: $2,302
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,025/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+140.0% since first listed

12 events — show timeline

• 2025-09-23 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2024-09-17 Sold (MLS) $76,500 RMLSA as Distributed by MLS Grid
• 2024-08-20 Pending — RMLSA as Distributed by MLS Grid
• 2024-08-05 Listed $72,500 RMLSA as Distributed by MLS Grid
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-05-30 Sold (MLS) $18,500 RMLSA as Distributed by MLS Grid
• 2019-03-27 Listed $27,500 RMLSA as Distributed by MLS Grid
• 2002-08-05 Sold (MLS) $34,500 RMLSA as Distributed by MLS Grid
• 2001-09-27 Listed $37,500 RMLSA as Distributed by MLS Grid

Property tax history

+10.9%/yr

Latest (2024): $1,685 · +1.6% YoY. Source: county tax records.