569 Custer Pl · Canton, IL 61520

$49,900

2 bd · 1.0 ba · 1,064 sqft · Other public records · 143 Days on market

Built 1922 7,320 sqft lot $47/sqft · 22% below area Est $64k · 22% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming corner lot home with large garage with large overhang fro those raining days. Small fenced in yard for the pets. This 2 bedroom house with jack and jill bathroom with main floor laundry. Call today to schedule your showing.

Key facts

• 7,320 sq ft lot
• 2 garage spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $44 ($529/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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-, schools F, amenities 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.
• Market conditions: 102 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 $345 of loan paydown is wiped out by about $1k 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 143 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 6.4

CMA / ARV

• ARV (median comp): $64,061
• List price: $49,900
• Delta: -22.11%
• 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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-5,194
• Equity at exit: $7,440

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-559
• Equity at exit: $4,314

Cash invested: $13,972 (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 61520

• Active inventory: 102
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $44

Break-even live

Break-even rent $594

Max offer price $49,900

Occupancy floor 88%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.62mi

Listing history 18 events

1. 2026-06-18
   days on market $49,900 Active 143 DOM
2. 2026-06-17
   days on market $49,900 Active 142 DOM
3. 2026-06-16
   days on market $49,900 Active 141 DOM
4. 2026-06-15
   days on market $49,900 Active 140 DOM
5. 2026-06-13
   days on market $49,900 Active 138 DOM
6. 2026-06-12
   days on market $49,900 Active 137 DOM
7. 2026-06-09
   days on market $49,900 Active 134 DOM
8. 2026-06-08
   days on market $49,900 Active 133 DOM
9. 2026-06-07
   days on market $49,900 Active 132 DOM
10. 2026-06-07
    days on market $49,900 Active 131 DOM
11. 2026-06-04
    days on market $49,900 Active 128 DOM
12. 2026-06-02
    days on market $49,900 Active 127 DOM
13. 2026-06-01
    days on market $49,900 Active 126 DOM
14. 2026-05-31
    days on market $49,900 Active 125 DOM
15. 2026-05-31
    days on market $49,900 Active 124 DOM
16. 2026-01-26
    listed $49,900 Active 248-char remark

    Show marketing remark (248 chars)

    Welcome to this charming corner lot home with large garage with large overhang fro those raining days. Small fenced in yard for the pets. This 2 bedroom house with jack and jill bathroom with main floor laundry. Call today to schedule your showing.

17. 2002-07-12
    soldstatus $32,000 262-char remark

    Show marketing remark (262 chars)

    HERE'S AN OPPORTUNITY; NEEDS SOME WORK; COMFORTABLE 2 BEDROOM WITH A NICE DEN/DINING ROOM ON THE REAR; NEWER SHOWER BATH; MAIN FLOOR LAUNDRY; DE- TACHED 24X26 GARAGE; NICE LEVEL CORNER LOT. HERE'S AN OPPORTUNITY NEEDS SOME WORK; COMFORTABLE 2 BEDROOM WITH A NICE

18. 2002-05-21
    listed $35,000 262-char remark

    Show marketing remark (262 chars)

    HERE'S AN OPPORTUNITY; NEEDS SOME WORK; COMFORTABLE 2 BEDROOM WITH A NICE DEN/DINING ROOM ON THE REAR; NEWER SHOWER BATH; MAIN FLOOR LAUNDRY; DE- TACHED 24X26 GARAGE; NICE LEVEL CORNER LOT. HERE'S AN OPPORTUNITY NEEDS SOME WORK; COMFORTABLE 2 BEDROOM WITH A NICE

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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: $7,800
• − Mortgage interest: −$2,795
• − Property taxes: −$2,244
• − Insurance: −$250
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$1,452
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $574/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

+42.6% since first listed

3 events — show timeline

• 2026-01-26 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2002-07-12 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2002-05-21 Listed $35,000 RMLSA as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2024): $2,244 · +1.7% YoY. Source: county tax records.