307 Clinton St · Avon, IL 61415

$69,000

2 bd · 1.0 ba · 1,047 sqft · SingleFamily public records · 155 Days on market

Built 1930 9,600 sqft lot $66/sqft · at area comps Est $72k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.8/10.0
• 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 MLS

This charming 2-bedroom, 1-bath home is full of character and sits on a generously sized lot with plenty of room to enjoy the outdoors. Step inside to a spacious eat-in kitchen featuring eye-catching exposed brick, creating a warm and inviting atmosphere perfect for everyday living and entertaining. The large living room is filled with natural light and offers a comfortable space to relax. Recent updates include replacement windows, new flooring throughout, and a beautifully remodeled bathroom. An unfinished basement provides excellent storage. Call to schedule your private showing today!

Key facts

• Exposed brick
• Remodeled bathroom
• New flooring

Tags

• EAT-IN KITCHEN
• EXPOSED BRICK
• REPLACEMENT WINDOWS
• NEW FLOORING
• REMODELED BATHROOM
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $69k).
• Recommended offer: $61k (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: schools F, crime F, amenities F.
• 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 ($477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $69k implies a 762% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1930 — 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: 1.38% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $72,347
• List price: $69,000
• Delta: -4.63%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 E Wood St	0.13mi	2/2.0	1,182 (+13%)	7mo	$34,000	$29	63
307 W Wood St	0.37mi	2/1.0	1,120 (+7%)	21mo	$90,000	$80	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.39×
• Total profit: $26,792
• Equity at exit: $29,505

10-year hold

• IRR: 26.1%
• Equity multiple: 4.59×
• Total profit: $69,269
• Equity at exit: $44,323

Cash invested: $19,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $313

Break-even live

Break-even rent $557

Max offer price $69,000

Occupancy floor 62%

Sensitivity live

Price	-10% $352	-5% $332	+0% $313	+5% $293	+10% $274
Rent	-10% $237	-5% $275	+0% $313	+5% $350	+10% $388
Rate	-1.0pp $347	-0.5pp $330	base $313	+0.5pp $295	+1.0pp $277

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   days on market $69,000 Active 155 DOM
2. 2026-06-12
   days on market $69,000 Active 154 DOM
3. 2026-06-09
   days on market $69,000 Active 151 DOM
4. 2026-06-08
   days on market $69,000 Active 150 DOM
5. 2026-06-07
   days on market $69,000 Active 149 DOM
6. 2026-06-07
   days on market $69,000 Active 148 DOM
7. 2026-06-04
   days on market $69,000 Active 145 DOM
8. 2026-06-02
   days on market $69,000 Active 144 DOM
9. 2026-06-01
   days on market $69,000 Active 143 DOM
10. 2026-05-31
    days on market $69,000 Active 142 DOM
11. 2026-05-31
    days on market $69,000 Active 141 DOM
12. 2026-04-26
    price $69,000 595-char remark

    Show marketing remark (595 chars)

    This charming 2-bedroom, 1-bath home is full of character and sits on a generously sized lot with plenty of room to enjoy the outdoors. Step inside to a spacious eat-in kitchen featuring eye-catching exposed brick, creating a warm and inviting atmosphere perfect for everyday living and entertaining. The large living room is filled with natural light and offers a comfortable space to relax. Recent updates include replacement windows, new flooring throughout, and a beautifully remodeled bathroom. An unfinished basement provides excellent storage. Call to schedule your private showing today!

13. 2026-01-09
    listed $75,000 Active 595-char remark

    Show marketing remark (595 chars)

    This charming 2-bedroom, 1-bath home is full of character and sits on a generously sized lot with plenty of room to enjoy the outdoors. Step inside to a spacious eat-in kitchen featuring eye-catching exposed brick, creating a warm and inviting atmosphere perfect for everyday living and entertaining. The large living room is filled with natural light and offers a comfortable space to relax. Recent updates include replacement windows, new flooring throughout, and a beautifully remodeled bathroom. An unfinished basement provides excellent storage. Call to schedule your private showing today!

14. 2014-01-23
    soldstatus $8,000
15. 2014-01-16
    soldstatus $8,000 115-char remark

    Show marketing remark (115 chars)

    1 Story 3 bedroom 1 Bath home with Full basement. Selling As Is Where Is. Call Listing Office for more Information.

16. 2013-04-09
    listed $22,000 115-char remark

    Show marketing remark (115 chars)

    1 Story 3 bedroom 1 Bath home with Full basement. Selling As Is Where Is. Call Listing Office for more Information.

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$487/yr (+$41/mo · 82.1%)

ⓘ 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: $11,434
• − Mortgage interest: −$3,865
• − Property taxes: −$593
• − Insurance: −$345
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,007
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,082/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

+213.6% since first listed

5 events — show timeline

• 2026-04-26 Price Changed $69,000 RMLSA as Distributed by MLS Grid
• 2026-01-09 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2014-01-23 Sold (Public Records) $8,000 Public Records
• 2014-01-16 Sold (MLS) $8,000 RMLSA as Distributed by MLS Grid
• 2013-04-09 Listed $22,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $593 · +9.5% YoY. Source: county tax records.