902 Wabash Ave · Paris, IL 61944

$67,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 27 Days on market

Built 1926 8,528 sqft lot $56/sqft · 15% below area Est $79k · 15% under ↓ 7% since listing

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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
• ARV discount +14.3/15.0
• 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

Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

Key facts

• 1.5-car garage
• Usable basement
• Fenced-in yard

Tags

• USABLE BASEMENT
• FENCED-IN YARD
• 1.5-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Fenced yard; Gravel road access

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning
• Interior features: Gas water heater; Oven; Refrigerator; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Zoned schools: Memorial Elementary School (286 students, 0% FRL); Mayo Middle School (math 30% / reading 54%, grade D-, #116 of 665 statewide, top 19%, 250 students, 0% FRL); Paris Cooperative High School 95 (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 367 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 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 $467 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

• ARV (median comp): $79,422
• List price: $67,500
• Delta: -15.01%
• 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
902 Wabash Ave	0.00mi	2/1.0	1,200 (0%)	0mo	$65,000	$54	100
320 E Jasper St	0.03mi	3/1.0 (+1)	1,102 (-8%)	2mo	$82,000	$74	79
502-504 E Jasper St	0.08mi	3/2.0 (+1)	1,250 (+4%)	2mo	$365,000	$292	79
627 Hannah Ave	0.20mi	3/1.0 (+1)	1,124 (-6%)	2mo	$115,000	$102	73
237 E Madison St	0.41mi	2/1.0	1,145 (-5%)	2mo	$69,900	$61	72
302 E Van Buren St	0.26mi	2/1.5	1,088 (-9%)	4mo	$80,000	$74	67
132 N High St	0.65mi	2/1.0	1,230 (+2%)	1mo	$77,000	$63	64
423 W Carroll St	0.63mi	3/1.0 (+1)	1,230 (+2%)	1mo	$54,000	$44	60
7 Woodhall Pl	0.62mi	3/1.5 (+1)	1,164 (-3%)	8mo	$136,000	$117	52
701 Alexander St	0.53mi	2/1.0	1,064 (-11%)	6mo	$54,000	$51	52
305 W Crawford St	0.57mi	3/2.0 (+1)	1,287 (+7%)	2mo	$143,000	$111	51
643 E Court St	0.64mi	2/1.0	1,313 (+9%)	4mo	$150,000	$114	51

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $5,792
• Equity at exit: $10,064

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $26,776
• Equity at exit: $5,836

Cash invested: $18,900 (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: 83
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $262

Break-even live

Break-even rent $700

Max offer price $67,500

Occupancy floor 70%

Sensitivity live

Price	-10% $300	-5% $281	+0% $262	+5% $242	+10% $223
Rent	-10% $180	-5% $221	+0% $262	+5% $302	+10% $343
Rate	-1.0pp $296	-0.5pp $279	base $262	+0.5pp $244	+1.0pp $226

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-01
   statusdays on market $67,500 Pending 27 DOM
2. 2026-05-31
   days on market $67,500 Active Under Contract 26 DOM
3. 2026-05-31
   days on market $67,500 Active Under Contract 25 DOM
4. 2026-05-12
   historical Active Under Contract 708-char remark
5. 2026-05-04
   listed $67,500 Active 708-char remark
6. 2023-01-18
   soldstatus $65,500
7. 2023-01-17
   soldstatus $65,500 Closed 471-char remark

   Show marketing remark (471 chars)

   Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

8. 2023-01-17
   soldstatus $65,500 Closed

   Show marketing remark (471 chars)

   Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

9. 2023-01-17
   soldstatus $65,500

   Show marketing remark (471 chars)

   Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

10. 2022-12-09
    status Pending

    Show marketing remark (471 chars)

    Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

11. 2022-12-09
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

12. 2022-09-15
    listed $69,900 Active 471-char remark

    Show marketing remark (471 chars)

    Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

13. 2022-09-15
    listed $69,900 Active

    Show marketing remark (471 chars)

    Cozy charm in a prime location! This 2 bedroom, 1 bathroom home features beautiful hardwood floors, tall ceilings, a spacious living room, large dining room, and a 20' x 7.34' enclosed front porch. Outside enjoy the shaded, partially fenced backyard and detached garage. This property is zoned commercial and would also be an excellent opportunity for an office or business located on East Jasper Street with 147 feet of road frontage. Call today for your private tour!

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 4/10 Moderate 7 d/yr ≥104°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: $12,377
• − Mortgage interest: −$3,781
• − Property taxes: −$2,053
• − Insurance: −$338
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,964
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,596/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

-7.0% since first listed

12 events — show timeline

• 2026-06-08 Sold (MLS) $65,000 CIBR
• 2026-06-01 Pending — CIBR
• 2026-05-12 Contingent — CIBR
• 2026-05-04 Listed $67,500 CIBR
• 2023-01-18 Sold (Public Records) $65,500 Public Records
• 2023-01-17 Sold (Public Records) $65,500 Public Records
• 2023-01-17 Sold (MLS) $65,500 CIBR
• 2023-01-17 Sold (MLS) $65,500 MRED as Distributed by MLS Grid
• 2022-12-09 Pending — MRED as Distributed by MLS Grid
• 2022-12-09 Pending — CIBR
• 2022-09-15 Listed $69,900 CIBR
• 2022-09-15 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

+16.1%/yr

Latest (2024): $2,053 · +4.7% YoY. Source: county tax records.