906 S 6th Ave · Canton, IL 61520

$72,500

2 bd · 1.0 ba · 935 sqft · SingleFamily public records · 11 Days on market

Built 1936 3,900 sqft lot Est $65k · 11% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute 2Br / 1 Bath Home Situated On The Corner Of S 6Th and Holley. With A 14 x 38 Det Garage W/ 1 Opener. 100 Amp Service. Laundry/Bath Combo W/ Walk-in Shower. Newer Central Air Approximately 7 Yrs Ago. Partial Basement. Gas Range, Refrigerator, Disposal, Electric Dryer and Washer Stay, NOT WARRANTED. Sold "AS IS".

Key facts

• Corner location
• Laundry bath combo
• Det garage

Tags

• CORNER LOCATION
• DET GARAGE
• 100 AMP SERVICE
• LAUNDRY BATH COMBO
• WALK-IN SHOWER
• NEWER CENTRAL AIR

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1936; Living area approximately 935 (building area listed as 935)
• Construction: Shingle roof; Not new construction
• Exterior features: Corner, level lot; Paved road access

Interior

• Kitchen: Refrigerator; Disposal
• Bedrooms: Two bedrooms (both on the main level) — primary ~10.1 x 9.4 ft, second ~9 x 9.5 ft (egress windows in both)
• Flooring: Carpet in bedrooms and living areas; Laminate in dining area; Vinyl in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Disposal; Washer and dryer included; Partial, unfinished basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $72k).
• Cap rate 9.8% vs local median 7.8% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ingersoll Middle School (math 18% / reading 24%, grade F, #405 of 665 statewide, top 61%, 645 students, 0% FRL); 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: 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $501 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $65,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 S 4th Ave	0.15mi	2/1.0	872 (-7%)	11mo	$45,000	$52	72
1046 S 5th Ave	0.13mi	2/1.0	1,028 (+10%)	14mo	$95,000	$92	66
1195 S Main St	0.57mi	2/1.0	912 (-2%)	6mo	$86,000	$94	64
760 S 6th Ave	0.10mi	2/1.0	1,040 (+11%)	15mo	$32,000	$31	64
454 S 3rd Ave	0.40mi	3/1.0 (+1)	1,024 (+10%)	0mo	$9,000	$9	60
605 S Main St	0.49mi	2/1.0	832 (-11%)	12mo	$69,000	$83	49
1155 S Main St	0.55mi	3/1.5 (+1)	1,040 (+11%)	3mo	$88,500	$85	46
944 E Walnut Ave	0.65mi	3/1.0 (+1)	1,030 (+10%)	2mo	$82,000	$80	46
658 E Maple St	0.51mi	2/1.0	1,068 (+14%)	9mo	$37,500	$35	45
920 S 1st Ave	0.38mi	2/1.0	1,072 (+15%)	16mo	$75,000	$70	44
30 E Maple St	0.64mi	2/1.0	832 (-11%)	11mo	$30,000	$36	43
845 Anderson Pl	0.51mi	1/1.0 (-1)	818 (-12%)	14mo	$50,000	$61	39

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $1,779
• Equity at exit: $10,810

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $19,006
• Equity at exit: $6,268

Cash invested: $20,300 (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: 108
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $212

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 72%

Sensitivity live

Price	-10% $262	-5% $237	+0% $212	+5% $187	+10% $162
Rent	-10% $141	-5% $177	+0% $212	+5% $248	+10% $284
Rate	-1.0pp $249	-0.5pp $231	base $212	+0.5pp $193	+1.0pp $174

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 W Locust St Unit 6 Canton, IL	1.0	1.0	780	$650	$0.83	45d	1	1.10mi
437 N 8th Ave Canton, IL	2.0	1.0	690	$1,200	$1.74	14d	1	1.14mi

Listing history 9 events

1. 2026-06-21
   days on market $72,500 Active 11 DOM
2. 2026-06-21
   days on market $72,500 Active 10 DOM
3. 2026-06-18
   days on market $72,500 Active 8 DOM
4. 2026-06-17
   days on market $72,500 Active 7 DOM
5. 2026-06-16
   days on market $72,500 Active 6 DOM
6. 2026-06-15
   days on market $72,500 Active 5 DOM
7. 2026-06-13
   days on market $72,500 Active 3 DOM
8. 2026-06-12
   remarks 317-char remark
9. 2026-06-12
   listed $72,500 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,834
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$2,109
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,191/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

1 event — show timeline

• 2026-06-09 Listed $72,500 RMLSA as Distributed by MLS Grid