108 E Grant St · Avon, IL 61415

$59,900

3 bd · 1.0 ba · 1,016 sqft · Other public records · 580 Days on market

Built 1921 0.31 ac lot

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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
• Appreciation +6.3/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into the timeless charm of this 1.5-story home with beautiful original woodwork. This 3-bedroom, 1-bath property offers spacious interiors, a main-floor laundry for convenience, and ample room to make it truly yours. A welcoming wraparound porch invites you to relax, while the deck, overlooking the large lot provides additional outdoor space perfect for entertaining or unwinding. This home is ideal for someone with a vision and a knack for improvement—a rare find with plenty of potential to bring out its best. Embrace the opportunity to restore and revitalize this gem to its full potential!

Key facts

• Large lot
• Original woodwork
• Wraparound porch

Tags

• ORIGINAL WOODWORK
• WRAPAROUND PORCH
• LARGE LOT
• MAIN-FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water and public sewer
• Home design: Single-family residence; Built in 1921
• Construction: Shingle roof; Building area approximately 2128 total
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (primary bedroom on the main level; two additional bedrooms on the upper level); All bedrooms have egress windows
• Flooring: Hardwood flooring in upper-level bedrooms and dining room; Carpet in main-level bedroom and living room; Vinyl flooring in kitchen; Tile flooring in laundry room
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Unfinished basement; No fireplaces
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,220 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Zoned schools: Abingdon-Avon High Sch (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 285 students, 0% FRL).
• Market conditions: 9 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 580 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $60k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 580 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 1921 — 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. 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: 1.69% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.66×
• Total profit: $27,826
• Equity at exit: $25,614

10-year hold

• IRR: 30.7%
• Equity multiple: 5.18×
• Total profit: $70,125
• Equity at exit: $38,477

Cash invested: $16,772 (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 61415

• Home prices YoY: 1.7%
• Active inventory: 9
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $342

Break-even live

Break-even rent $577

Max offer price $59,900

Occupancy floor 61%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $59,900 Active 580 DOM
2. 2026-06-17
   days on market $59,900 Active 579 DOM
3. 2026-06-16
   days on market $59,900 Active 578 DOM
4. 2026-06-15
   days on market $59,900 Active 577 DOM
5. 2026-06-13
   days on market $59,900 Active 575 DOM
6. 2026-06-12
   days on market $59,900 Active 574 DOM
7. 2026-06-09
   days on market $59,900 Active 571 DOM
8. 2026-06-08
   days on market $59,900 Active 570 DOM
9. 2026-06-07
   days on market $59,900 Active 569 DOM
10. 2026-06-07
    days on market $59,900 Active 568 DOM
11. 2026-06-04
    days on market $59,900 Active 565 DOM
12. 2026-06-02
    statusdays on market $59,900 Active 564 DOM
13. 2026-06-01
    days on market $59,900 Under Contract 563 DOM
14. 2026-05-31
    days on market $59,900 Under Contract 562 DOM
15. 2026-05-31
    days on market $59,900 Under Contract 561 DOM
16. 2026-04-30
    historical Under Contract
17. 2026-04-25
    status Active
18. 2026-04-24
    status Pending
19. 2025-07-15
    price $59,900
20. 2025-03-25
    price $65,000
21. 2024-11-16
    price $72,000
22. 2024-11-14
    listed $79,900 Active
23. 2002-10-01
    soldstatus $33,000

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,131
• − Mortgage interest: −$3,355
• − Property taxes: −$1,405
• − Insurance: −$300
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,743
• Taxable income: $3,387
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,296/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)

No district data.

Livability — Avon

• Score: 56/100
• State rank: #1220
• US rank: #22942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, IL
• Population (ZIP): 1,646

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

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: ▲ 2.61%
• Current HPI: 157.7923
• 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

+81.5% since first listed

8 events — show timeline

• 2026-04-30 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-25 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-24 Pending — RMLSA as Distributed by MLS Grid
• 2025-07-15 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2025-03-25 Price Changed $65,000 RMLSA as Distributed by MLS Grid
• 2024-11-16 Price Changed $72,000 RMLSA as Distributed by MLS Grid
• 2024-11-14 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2002-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

+14.1%/yr

Latest (2024): $1,405 · +2.9% YoY. Source: county tax records.