233 Buena Vista St · Paris, IL 61944

$20,000

4 bd · 1.0 ba · — sqft · SingleFamily · 3 Days on market

↓ 60% since listing

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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 +7.5/15.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Classic two story house. Windows on all sides peek out from under awnings. A covered front porch runs the width of the front of the house. Lattice on the front porch provides shade to a seating area. Vinyl siding helps lower the maintenance work and cost.

Key facts

• Listed 2 days

Property features AI

Finance

• Other: Property is in an unincorporated area (Symmes township); Directions: South on 150 to Paris, east on Union to Buena Vista, south to house
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Built before 1978
• Construction: Frame construction
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 6940

Interior

• Kitchen: Kitchen on main level (10 x 10)
• Bedrooms: 4 bedrooms; Master bedroom on main level (13 x 10); Bedroom on second level (13 x 10); Bedroom on second level (12 x 10); Bedroom on second level (10 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 7 total rooms; Family room; Living room; Dining room; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.0% vs local median 8.3% in Paris — 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 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 $138 of loan paydown is wiped out by about $600 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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.

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.00% ✗
• Cap rate: -1.05%
• Cash-on-cash: -26.22%
• DSCR: -0.17
• GRM: 0.0

CMA / ARV

• ARV (median comp): $119,541
• List price: $20,000
• Delta: -79.09%
• 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
5 Magnolia Mnr	0.12mi	3/2.0 (-1)	1,646	4mo	$136,000	$83	70
525 Prairie St	0.54mi	4/2.0	2,244	0mo	$125,000	$56	58
719 Connelly St	0.51mi	3/1.0 (-1)	1,346	1mo	$115,000	$85	58
512 E Court St	0.40mi	3/2.5 (-1)	1,988	3mo	$213,500	$107	56
627 Hannah Ave	0.57mi	3/1.0 (-1)	1,124	2mo	$115,000	$102	54
416 Douglas St	0.63mi	4/2.0	3,808	0mo	$20,000	$5	54
413 W Court St	0.59mi	4/2.0	3,398	4mo	$46,000	$14	53
410 Ten Broeck St	0.59mi	4/2.0	2,285	4mo	$55,000	$24	53
112 S Eads Ave	0.63mi	3/2.0 (-1)	1,648	1mo	$212,000	$129	49
305 W Crawford St	0.61mi	3/2.0 (-1)	1,287	2mo	$143,000	$111	48
405 W Madison St	0.62mi	3/2.0 (-1)	1,660	3mo	$148,000	$89	47
320 E Jasper St	0.74mi	3/1.0 (-1)	1,102	1mo	$82,000	$74	47

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: -76.4%
• Equity multiple: -0.97×
• Total profit: $-11,044
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: -2.52×
• Total profit: $-19,691
• Equity at exit: $1,729

Cash invested: $5,600 (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

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$105
• Tax from tax record: −$9 /mo · $110/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-122

Break-even live

Break-even rent $155

Max offer price —

Occupancy floor —

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $20,000 Active 3 DOM
2. 2026-06-17
   days on market $20,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $20,000 Active 1 DOM
4. 2026-06-09
   days on market $25,000 Active 82 DOM
5. 2026-06-08
   days on market $25,000 Active 81 DOM
6. 2026-06-07
   days on market $25,000 Active 80 DOM
7. 2026-06-07
   days on market $25,000 Active 79 DOM
8. 2026-06-04
   days on market $25,000 Active 76 DOM
9. 2026-06-02
   days on market $25,000 Active 75 DOM
10. 2026-06-01
    days on market $25,000 Active 74 DOM
11. 2026-05-31
    days on market $25,000 Active 73 DOM
12. 2026-05-31
    days on market $25,000 Active 72 DOM
13. 2026-04-19
    price $25,000 259-char remark
14. 2026-03-18
    listed $30,000 Active 259-char remark
15. 2025-11-21
    historical
16. 2025-10-27
    status Active
17. 2025-10-11
    historical
18. 2025-07-14
    historical
19. 2025-07-11
    listed Active
20. 2025-04-18
    listed $50,000 Active

ⓘ 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: $110 · $9/mo
• Projected year-2 tax: $282 · $23/mo
• Expected delta: +$172/yr (+$14/mo · 156.9%)

ⓘ 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: $0
• − Mortgage interest: −$1,120
• − Property taxes: −$110
• − Insurance: −$100
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$582
• Taxable loss: −$1,912
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $-1,009/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

-60.0% since first listed

10 events — show timeline

• 2026-06-13 Listed $20,000 MRED as Distributed by MLS Grid
• 2026-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-19 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-18 Listed — MRED as Distributed by MLS Grid
• 2025-11-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-27 Relisted — MRED as Distributed by MLS Grid
• 2025-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-11 Listed — MRED as Distributed by MLS Grid
• 2025-04-18 Listed $50,000 CIBR

Property tax history

+1.4%/yr

Latest (2024): $110 · -0.3% YoY. Source: county tax records.