302 E Court St · Paris, IL 61944

$79,900

5 bd · 3.0 ba · 3,995 sqft · SingleFamily · 15 Days on market

Built 1865 Est $60k · 33% over ↓ 52% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Fixer-Upper with Room to Grow – 5–6 Bedroom Brick Home in a Prime Neighborhood! If you're looking for space, character, and the opportunity to make a home truly your own, 302 E Court is the one! This spacious 5-bedroom (possibly 6), 3 full bath home is a great fixer-upper with endless potential, located in a desirable, family-friendly neighborhood. Built to last with a sturdy all-brick exterior, this home features beautiful original woodwork, classic pocket doors, and a layout ideal for large or extended families. The replacement windows throughout most of the home offer added value and energy efficiency. Outside, enjoy a fenced-in backyard perfect for kids, pets, or entertaining, along with a detached 2-car garage for extra storage or workshop space. With some updates and vision, this home could truly shine. Whether you're an investor, DIY enthusiast, or a family looking to create your dream home, Bring your ideas and make this gem your own! CALL TODAY to schedule a showing!

Key facts

• Garage
• Built 1865
• Listed 15 days

Property features AI

Finance

• Other: Living area documented by appraiser
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) — total of 1 garage space and 1 parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story design; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Brick construction
• Exterior features: Lot approximately 0.25–0.49 acre; Lot dimensions listed

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Five bedrooms (Master bedroom on second level; additional bedrooms on main, second and third levels)
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished partial basement; Nine total rooms
• Laundry & utility: Main-level laundry room (8 x 7)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• Zoned schools: Paris Cooperative High School 95 (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 367 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 34% district-wide (-19 pts) — the specific schools serving this property underperform the Paris-Union SD 95 average; the district grade overstates school quality for this exact location.
• 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.63% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $59,925
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E Court St	0.00mi	5/3.0	3,995 (0%)	6mo	$60,000	$15	95
416 Douglas St	0.50mi	4/2.0 (-1)	3,808 (-5%)	0mo	$20,000	$5	60
438 Prairie St	0.57mi	4/2.0 (-1)	3,769 (-6%)	20mo	$125,000	$33	38
413 W Court St	0.58mi	4/2.0 (-1)	3,398 (-15%)	4mo	$46,000	$14	36

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $9,695
• Equity at exit: $11,913

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $37,864
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $354

Break-even live

Break-even rent $856

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $399	-5% $377	+0% $354	+5% $331	+10% $309
Rent	-10% $251	-5% $302	+0% $354	+5% $406	+10% $457
Rate	-1.0pp $394	-0.5pp $374	base $354	+0.5pp $333	+1.0pp $312

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $79,900 Active 15 DOM
2. 2026-06-18
   days on market $79,900 Active 13 DOM
3. 2026-06-17
   days on market $79,900 Active 12 DOM
4. 2026-06-16
   days on market $79,900 Active 11 DOM
5. 2026-06-15
   days on market $79,900 Active 10 DOM
6. 2026-06-13
   days on market $79,900 Active 8 DOM
7. 2026-06-12
   days on market $79,900 Active 7 DOM
8. 2026-06-09
   days on market $79,900 Active 4 DOM
9. 2026-06-08
   days on market $79,900 Active 3 DOM
10. 2026-06-07
    days on market $79,900 Active 2 DOM
11. 2026-06-07
    listed $79,900 Active 1 DOM

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 ≥105°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: $15,653
• − Mortgage interest: −$4,476
• − Property taxes: −$2,690
• − Insurance: −$400
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,324
• Taxable income: $3,259
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,466/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

-52.0% since first listed

5 events — show timeline

• 2025-12-18 Sold (MLS) $60,000 CIBR
• 2025-12-02 Pending — CIBR
• 2025-11-05 Price Changed $80,000 CIBR
• 2025-10-13 Listed $98,500 CIBR
• 2008-04-25 Sold (Public Records) $125,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $2,690 · +5.7% YoY. Source: county tax records.