835 N 6th Ave · Canton, IL 61520

$69,999

5 bd · 2.0 ba · 876 sqft · Other public records · 94 Days on market

Built 1906 0.34 ac lot $80/sqft · 27% above area Est $124k · 44% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.4/10.0
• 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 spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

Key facts

• Hvac is 7 years old
• Recent updates
• Large backyard

Tags

• LARGE BACKYARD
• RECENT UPDATES
• ROOF IS 9 YEARS OLD
• HVAC IS 7 YEARS OLD

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.9% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 1.49% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 5.6

CMA / ARV

• ARV (median comp): $124,135
• List price: $69,999
• Delta: -43.61%
• 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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,430
• Equity at exit: $10,437

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $17,979
• Equity at exit: $6,052

Cash invested: $19,600 (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 61520

• Active inventory: 102
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $199

Break-even live

Break-even rent $793

Max offer price $69,999

Occupancy floor 76%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $69,999 Active 94 DOM
2. 2026-06-17
   days on market $69,999 Active 93 DOM
3. 2026-06-16
   days on market $69,999 Active 92 DOM
4. 2026-06-15
   days on market $69,999 Active 91 DOM
5. 2026-06-13
   days on market $69,999 Active 89 DOM
6. 2026-06-12
   days on market $69,999 Active 88 DOM
7. 2026-06-09
   days on market $69,999 Active 85 DOM
8. 2026-06-08
   days on market $69,999 Active 84 DOM
9. 2026-06-07
   days on market $69,999 Active 83 DOM
10. 2026-06-07
    days on market $69,999 Active 82 DOM
11. 2026-05-31
    days on market $69,999 Active 81 DOM
12. 2026-05-31
    days on market $69,999 Active 80 DOM
13. 2026-05-04
    price $69,999 435-char remark

    Show marketing remark (435 chars)

    Welcome to this spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

14. 2026-04-21
    price $79,999 435-char remark

    Show marketing remark (435 chars)

    Welcome to this spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

15. 2026-04-09
    price $89,900 435-char remark

    Show marketing remark (435 chars)

    Welcome to this spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

16. 2026-03-26
    price $95,000 435-char remark

    Show marketing remark (435 chars)

    Welcome to this spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

17. 2026-03-11
    listed $105,000 Active 435-char remark

    Show marketing remark (435 chars)

    Welcome to this spacious single family home in Canton! Features 5 bedrooms, 2 bathrooms with over 1,800 sqft. Large backyard where vision and opportunity await. Recent updates includes updates to the light switches and ceiling fans. The roof is 9 years old, the HVAC is 7 years old. Please note, these pictures have been edited and upon viewing in person you will see additional boxes and personal items throughout the home.

18. 2022-04-01
    soldstatus $64,000
19. 2022-03-17
    soldstatus $64,000 584-char remark

    Show marketing remark (584 chars)

    Large house, newer carpet, repainted. three bedroom, two bath house. Nice yard on a lightly-traveled 6th Avenue in Canton. Main floor has large living room, dining room, kitchen, bathroom, small bedroom. Laundry room is located on back porch. Upstairs has two bedrooms, two bonus rooms/possible bedrooms and a bath. Clean, usable basement for storage. Basement is accessed from outside. Carport stays with property. Appliances stay with the property: Microwave, Oven, refrigerator, Washer, Dryer Front porch, Back porch with a nice-level backyard. Alley on E end of property.

20. 2022-03-17
    soldstatus $64,000 584-char remark

    Show marketing remark (584 chars)

    Large house, newer carpet, repainted. three bedroom, two bath house. Nice yard on a lightly-traveled 6th Avenue in Canton. Main floor has large living room, dining room, kitchen, bathroom, small bedroom. Laundry room is located on back porch. Upstairs has two bedrooms, two bonus rooms/possible bedrooms and a bath. Clean, usable basement for storage. Basement is accessed from outside. Carport stays with property. Appliances stay with the property: Microwave, Oven, refrigerator, Washer, Dryer Front porch, Back porch with a nice-level backyard. Alley on E end of property.

21. 2021-08-18
    listed $69,900 584-char remark

    Show marketing remark (584 chars)

    Large house, newer carpet, repainted. three bedroom, two bath house. Nice yard on a lightly-traveled 6th Avenue in Canton. Main floor has large living room, dining room, kitchen, bathroom, small bedroom. Laundry room is located on back porch. Upstairs has two bedrooms, two bonus rooms/possible bedrooms and a bath. Clean, usable basement for storage. Basement is accessed from outside. Carport stays with property. Appliances stay with the property: Microwave, Oven, refrigerator, Washer, Dryer Front porch, Back porch with a nice-level backyard. Alley on E end of property.

22. 2021-08-18
    listed $69,900 584-char remark

    Show marketing remark (584 chars)

    Large house, newer carpet, repainted. three bedroom, two bath house. Nice yard on a lightly-traveled 6th Avenue in Canton. Main floor has large living room, dining room, kitchen, bathroom, small bedroom. Laundry room is located on back porch. Upstairs has two bedrooms, two bonus rooms/possible bedrooms and a bath. Clean, usable basement for storage. Basement is accessed from outside. Carport stays with property. Appliances stay with the property: Microwave, Oven, refrigerator, Washer, Dryer Front porch, Back porch with a nice-level backyard. Alley on E end of property.

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 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: $12,534
• − Mortgage interest: −$3,921
• − Property taxes: −$2,760
• − Insurance: −$350
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,036
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,036/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

+0.1% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $69,999 MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $79,999 MRED as Distributed by MLS Grid
• 2026-04-09 Price Changed $89,900 MRED as Distributed by MLS Grid
• 2026-03-26 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2026-03-11 Listed $105,000 MRED as Distributed by MLS Grid
• 2022-04-01 Sold (Public Records) $64,000 Public Records
• 2022-03-17 Sold (MLS) $64,000 RMLSA as Distributed by MLS Grid
• 2022-03-17 Sold (MLS) $64,000 MRED as Distributed by MLS Grid
• 2021-08-18 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2021-08-18 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

+19.1%/yr

Latest (2024): $2,760 · +1.7% YoY. Source: county tax records.