955 W Carter St · Fairview, IL 61432

$81,900

2 bd · 1.0 ba · 850 sqft · Other · 19 Days on market

Built 1925 0.26 ac lot

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This affordable 2 Bedroom Home on the edge of Fairview is Freshly Painted, with NEW FLOORING and NEW Kitchen Counter in 8/24! Siding and Fan Fold NEW 7/24! Metal Roof NEW in 2016! Furnace and Central Air serviced by GM Mechanical 7/24! Gutter Guards, Oversized Metal Garage! Large Yard! You need to check this one out!

Key facts

• All new plumbing
• New flooring
• Newer siding

Tags

• ALL NEW PLUMBING
• UPDATED ELECTRICAL SERVICE
• NEW FLOORING
• KITCHEN COUNTERTOPS
• MODERN LIGHTING FIXTURES
• NEWER SIDING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1925; Approximately 850 total building area
• Construction: Metal roof; Full unfinished basement
• Exterior features: Level lot; Lot dimensions approximately 53 x 213

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Other flooring throughout
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full unfinished basement; Egress window in one bedroom; Refrigerator, Washer, Dryer included
• Laundry & utility: Main level laundry; Washer and Dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $69 ($823/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#919 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Spoon River Valley CUSD 4 (rural): math 35% / reading 45% proficiency, ranked #314 of 919 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spoon River Valley Sr High Sch (math 30% / reading 30%, grade F, #179 of 693 statewide, top 27%, 73 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($566 loan paydown + $2k appreciation (3.0% local appreciation)).
• Fulton County population projected at -20% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $57k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,671 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 1.05% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.62×
• Total profit: $14,272
• Equity at exit: $36,826

10-year hold

• IRR: 13.1%
• Equity multiple: 2.95×
• Total profit: $44,757
• Equity at exit: $56,753

Cash invested: $22,932 (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 61432

• Active inventory: 2
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$429
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $69

Break-even live

Break-even rent $773

Max offer price $81,900

Occupancy floor 87%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $81,900 Active 19 DOM
2. 2026-06-17
   pricedays on market $81,900 Active 18 DOM
3. 2026-06-16
   days on market $84,900 Active 17 DOM
4. 2026-06-15
   days on market $84,900 Active 16 DOM
5. 2026-06-13
   days on market $84,900 Active 14 DOM
6. 2026-06-12
   days on market $84,900 Active 13 DOM
7. 2026-06-09
   days on market $84,900 Active 10 DOM
8. 2026-06-08
   days on market $84,900 Active 9 DOM
9. 2026-06-07
   days on market $84,900 Active 8 DOM
10. 2026-06-05
    days on market $84,900 Active 6 DOM
11. 2026-06-04
    days on market $84,900 Active 4 DOM
12. 2026-06-02
    days on market $84,900 Active 3 DOM
13. 2026-06-01
    days on market $84,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $84,900 Active 1 DOM

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$48/yr (+$4/mo · 2.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,316
• − Mortgage interest: −$4,588
• − Property taxes: −$1,764
• − Insurance: −$410
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,383
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $937/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: Spoon River Valley CUSD 4
• NCES district ID: 1736960
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,341
• Composite: 37.03/100
• National rank: #9073
• State rank: #314 of 919 in IL

Livability — Fairview

• Score: 61/100
• State rank: #919
• US rank: #17819

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, IL
• Population (ZIP): 589

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Scottish 7% Italian 3% Iranian 3%
• Foreign-born: 0%

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: —
• Current HPI: —
• 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

+23.0% since first listed

6 events — show timeline

• 2026-05-30 Listed $84,900 RMLSA as Distributed by MLS Grid
• 2025-02-10 Sold (Public Records) $57,500 Public Records
• 2025-02-10 Sold (MLS) $57,250 RMLSA as Distributed by MLS Grid
• 2025-01-15 Pending — RMLSA as Distributed by MLS Grid
• 2024-11-18 Price Changed $64,900 RMLSA as Distributed by MLS Grid
• 2024-10-09 Listed $69,000 RMLSA as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2024): $1,764 · +2.3% YoY. Source: county tax records.