159 W Locust St · Canton, IL 61520

$104,900

4 bd · 1.5 ba · 988 sqft · Other public records · 192 Days on market

Built 1916 6,200 sqft lot $106/sqft · 70% above area Est $124k · 15% under

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Why this score? — see what drove the F 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).

• ARV discount +14.3/15.0
• Livability +3.6/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5-story home on a desirable corner lot! This 4-bedroom, 1.5-bath property offers a spacious front porch perfect for relaxing. Step inside to a large living room featuring an open staircase. The main level provides comfortable living spaces, while the upper level adds additional bedrooms for flexibility. Enjoy the convenience of a 1-car attached garage plus a carport for extra parking or storage. A wonderful opportunity to add your personal touch and make this home your own!

Key facts

• 6,200 sq ft lot
• Garage
• Built 1916

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (33.5% below list).
• Recommended offer: $70k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 7.8% in Canton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Westview Elementary School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 398 students, 0% FRL); 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; 1 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 $725 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 7969% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,800 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 2.43%
• Cash-on-cash: -13.78%
• DSCR: 0.39
• GRM: 12.5

CMA / ARV

• ARV (median comp): $123,603
• List price: $104,900
• Delta: -15.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -42.1%
• Equity multiple: -0.31×
• Total profit: $-38,375
• Equity at exit: $15,641

10-year hold

• IRR: -69.9%
• Equity multiple: -1.06×
• Total profit: $-60,633
• Equity at exit: $9,070

Cash invested: $29,372 (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 61520

• Active inventory: 108
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $698 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $-337

Break-even live

Break-even rent $1,125

Max offer price $70,796

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-308	+0% $-337	+5% $-367	+10% $-397
Rent	-10% $-393	-5% $-365	+0% $-337	+5% $-310	+10% $-282
Rate	-1.0pp $-285	-0.5pp $-311	base $-337	+0.5pp $-365	+1.0pp $-392

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 W Locust St Unit 32 Canton, IL	3.0	2.0	952	$698	$0.73	15d	1	1.47mi

Listing history 30 events

1. 2026-06-21
   days on market $104,900 Active 192 DOM
2. 2026-06-21
   days on market $104,900 Active 191 DOM
3. 2026-06-18
   days on market $104,900 Active 189 DOM
4. 2026-06-17
   days on market $104,900 Active 188 DOM
5. 2026-06-16
   days on market $104,900 Active 187 DOM
6. 2026-06-15
   days on market $104,900 Active 186 DOM
7. 2026-06-13
   days on market $104,900 Active 184 DOM
8. 2026-06-12
   days on market $104,900 Active 183 DOM
9. 2026-06-09
   days on market $104,900 Active 180 DOM
10. 2026-06-08
    days on market $104,900 Active 179 DOM
11. 2026-06-07
    days on market $104,900 Active 178 DOM
12. 2026-06-07
    days on market $104,900 Active 177 DOM
13. 2026-06-04
    days on market $104,900 Active 174 DOM
14. 2026-06-02
    days on market $104,900 Active 173 DOM
15. 2026-06-01
    days on market $104,900 Active 172 DOM
16. 2026-05-31
    days on market $104,900 Active 171 DOM
17. 2026-05-31
    days on market $104,900 Active 170 DOM
18. 2026-05-14
    price $1,295
19. 2026-05-01
    listed $1,300
20. 2026-01-28
    price $104,900 489-char remark

    Show marketing remark (489 chars)

    Charming 1.5-story home on a desirable corner lot! This 4-bedroom, 1.5-bath property offers a spacious front porch perfect for relaxing. Step inside to a large living room featuring an open staircase. The main level provides comfortable living spaces, while the upper level adds additional bedrooms for flexibility. Enjoy the convenience of a 1-car attached garage plus a carport for extra parking or storage. A wonderful opportunity to add your personal touch and make this home your own!

21. 2026-01-08
    price $114,900 489-char remark

    Show marketing remark (489 chars)

    Charming 1.5-story home on a desirable corner lot! This 4-bedroom, 1.5-bath property offers a spacious front porch perfect for relaxing. Step inside to a large living room featuring an open staircase. The main level provides comfortable living spaces, while the upper level adds additional bedrooms for flexibility. Enjoy the convenience of a 1-car attached garage plus a carport for extra parking or storage. A wonderful opportunity to add your personal touch and make this home your own!

22. 2025-12-10
    listed $125,000 Active 489-char remark

    Show marketing remark (489 chars)

    Charming 1.5-story home on a desirable corner lot! This 4-bedroom, 1.5-bath property offers a spacious front porch perfect for relaxing. Step inside to a large living room featuring an open staircase. The main level provides comfortable living spaces, while the upper level adds additional bedrooms for flexibility. Enjoy the convenience of a 1-car attached garage plus a carport for extra parking or storage. A wonderful opportunity to add your personal touch and make this home your own!

23. 2023-07-19
    historical $1,200
24. 2023-07-13
    listed $1,200
25. 2021-11-22
    soldstatus $50,000
26. 2021-06-11
    soldstatus $35,777 393-char remark

    Show marketing remark (393 chars)

    Home w/ Character and lots of Sqft! 13 x 25 FP Living Room w/Open Staircase; Formal Dining Rm; Main Floor Master w/1/2 Bath; Kitchen + Breakfast nook; 3 Bedrooms & Full Bath Upstairs + Laundry Chute; 5 Walk-in Closets + Walk-in Pantry; Large Front Porch; 1 Car Detached Garage + Carport; Close to town, shopping & Eateries; SOLD-AS-IS, See associated docs for property condition info.

27. 2020-12-18
    listed $59,940 393-char remark

    Show marketing remark (393 chars)

    Home w/ Character and lots of Sqft! 13 x 25 FP Living Room w/Open Staircase; Formal Dining Rm; Main Floor Master w/1/2 Bath; Kitchen + Breakfast nook; 3 Bedrooms & Full Bath Upstairs + Laundry Chute; 5 Walk-in Closets + Walk-in Pantry; Large Front Porch; 1 Car Detached Garage + Carport; Close to town, shopping & Eateries; SOLD-AS-IS, See associated docs for property condition info.

28. 2016-06-30
    soldstatus $94,500
29. 2016-06-29
    soldstatus $94,500
30. 2016-04-15
    listed $94,900

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/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 0% 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: $8,376
• − Mortgage interest: −$5,876
• − Property taxes: −$3,540
• − Insurance: −$524
• − Repairs & maintenance: −$670
• − Management: −$670
• − Depreciation: −$3,052
• Taxable loss: −$5,956
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-2,619/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

-98.6% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $1,295 RentEngineListings
• 2026-05-01 Listed for Rent $1,300 RentEngineListings
• 2026-01-28 Price Changed $104,900 RMLSA as Distributed by MLS Grid
• 2026-01-08 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2025-12-10 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2023-07-19 Rental Removed $1,200 BUILDIUM
• 2023-07-13 Listed for Rent $1,200 BUILDIUM
• 2021-11-22 Sold (Public Records) $50,000 Public Records
• 2021-06-11 Sold (MLS) $35,777 RMLSA as Distributed by MLS Grid
• 2020-12-18 Listed $59,940 RMLSA as Distributed by MLS Grid
• 2016-06-30 Sold (Public Records) $94,500 Public Records
• 2016-06-29 Sold (MLS) $94,500 RMLSA as Distributed by MLS Grid
• 2016-04-15 Listed $94,900 RMLSA as Distributed by MLS Grid

Property tax history

+19.5%/yr

Latest (2024): $3,540 · +1.7% YoY. Source: county tax records.