823 Maple Ave · Paris, IL 61944

$24,900

2 bd · None ba · 1,190 sqft · SingleFamily · 89 Days on market

Built 1890 6,144 sqft lot $21/sqft · 45% below area Est $45k · 45% under

---

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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Handy man special, bring your tools and create your own project; make this your diamond in the rough, to put your personal touches onto.

Key facts

• 6,144 sq ft lot
• Built 1890
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.6% 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.
• 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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?
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: 4.15% ✓
• Cap rate: 36.64%
• Cash-on-cash: 108.39%
• DSCR: 5.82
• GRM: 2.0

CMA / ARV

• ARV (median comp): $45,324
• List price: $24,900
• Delta: -45.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Hunt St	0.11mi	2/1.0	1,036 (-13%)	15mo	$31,000	$30	61
320 N Jefferson St	0.34mi	2/1.0	1,134 (-5%)	22mo	$42,000	$37	58
711 Vance St	0.53mi	2/1.0	1,237 (+4%)	14mo	$50,000	$40	57
701 N Central Ave	0.60mi	2/1.0	1,120 (-6%)	12mo	$17,000	$15	52
815 W Madison St	0.63mi	3/1.0 (+1)	1,164 (-2%)	13mo	$112,000	$96	51
602 W Madison St	0.67mi	2/1.0	1,184 (-0%)	23mo	$18,000	$15	49
801 N Central Ave	0.65mi	2/2.0	1,100 (-8%)	11mo	$92,000	$84	48
903 W Crawford St	0.71mi	3/1.0 (+1)	1,104 (-7%)	3mo	$90,000	$82	48
216 N Austin St	0.33mi	3/1.0 (+1)	1,072 (-10%)	20mo	$86,500	$81	46
704 N Main St	0.71mi	2/1.0	1,288 (+8%)	12mo	$82,000	$64	43
609-611 W Washington St	0.56mi	2/1.0	1,080 (-9%)	20mo	$72,000	$67	42
609-611 W Washington St	0.57mi	2/1.0	1,080 (-9%)	20mo	$72,000	$67	41

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: —
• Equity multiple: 6.18×
• Total profit: $36,099
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 12.93×
• Total profit: $83,182
• Equity at exit: $2,153

Cash invested: $6,972 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $630

Break-even live

Break-even rent $236

Max offer price $24,900

Occupancy floor 34%

Sensitivity live

Price	-10% $644	-5% $637	+0% $630	+5% $623	+10% $616
Rent	-10% $548	-5% $589	+0% $630	+5% $671	+10% $711
Rate	-1.0pp $642	-0.5pp $636	base $630	+0.5pp $623	+1.0pp $617

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $24,900 Active 89 DOM
2. 2026-06-18
   days on market $24,900 Active 87 DOM
3. 2026-06-17
   days on market $24,900 Active 86 DOM
4. 2026-06-16
   days on market $24,900 Active 85 DOM
5. 2026-06-15
   days on market $24,900 Active 84 DOM
6. 2026-06-13
   days on market $24,900 Active 82 DOM
7. 2026-06-12
   days on market $24,900 Active 81 DOM
8. 2026-06-09
   days on market $24,900 Active 78 DOM
9. 2026-06-08
   days on market $24,900 Active 77 DOM
10. 2026-06-07
    days on market $24,900 Active 76 DOM
11. 2026-06-07
    days on market $24,900 Active 75 DOM
12. 2026-06-04
    days on market $24,900 Active 72 DOM
13. 2026-06-02
    days on market $24,900 Active 71 DOM
14. 2026-06-01
    days on market $24,900 Active 70 DOM
15. 2026-05-31
    days on market $24,900 Active 69 DOM
16. 2026-05-31
    days on market $24,900 Active 68 DOM
17. 2026-03-23
    listed $24,900 Active 136-char remark

    Show marketing remark (136 chars)

    Handy man special, bring your tools and create your own project; make this your diamond in the rough, to put your personal touches onto.

18. 2002-10-11
    soldstatus $18,500

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $556 · $46/mo
• Expected delta: +$9/yr (+$1/mo · 1.7%)

ⓘ 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: $12,399
• − Mortgage interest: −$1,395
• − Property taxes: −$547
• − Insurance: −$124
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$724
• Taxable income: $7,625
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $5,727/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

+34.6% since first listed

2 events — show timeline

• 2026-03-23 Listed $24,900 CIBR
• 2002-10-11 Sold (Public Records) $18,500 Public Records

Property tax history

-1.8%/yr

Latest (2024): $547 · +4.8% YoY. Source: county tax records.