904 W Crawford St · Paris, IL 61944

$96,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 120 Days on market

Built 1971 7,378 sqft lot Est $80k · 19% over

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Why this score? — see what drove the D+ 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY!! 3 bedroom ranch with a family room that could be the 4th bedroom or converted back to a 1-car garage. attractive laminate floor through most with an updated kitchen and bathroom with walk-in shower. separate laundry closet off the kitchen. Covered front porch and sliding doors from kitchen breakfast area to covered deck at the back. Nice above-ground pool and a newer hot tub that will stay. Neat white maintenance free privacy fence enclosing backyard. Storage shed stays. Pella replacement windows. Call soon for an appointment to see!!

Key facts

• Large family room
• Above ground pool
• Large shed

Tags

• LARGE FAMILY ROOM
• WALK IN SHOWER
• SEPARATE LAUNDRY ROOM
• MAINTENANCE FREE PRIVACY FENCE
• LARGE SHED
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.

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 $664 of loan paydown is wiped out by about $3k 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

• It's been on market 120 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $72k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $87,360 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.12% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $80,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 W Crawford St	0.03mi	3/1.0	1,104 (-8%)	3mo	$90,000	$82	83
914 W Elizabeth St	0.09mi	3/1.0	1,300 (+8%)	4mo	$77,000	$59	79
815 W Madison St	0.12mi	3/1.0	1,164 (-3%)	13mo	$112,000	$96	78
423 W Carroll St	0.46mi	3/1.0	1,230 (+2%)	1mo	$54,000	$44	73
805 S Jefferson St	0.55mi	3/1.0	1,206 (+0%)	14mo	$20,000	$17	62
305 W Crawford St	0.59mi	3/2.0	1,287 (+7%)	2mo	$143,000	$111	55
609-611 W Washington St	0.32mi	2/1.0 (-1)	1,080 (-10%)	20mo	$72,000	$67	47
609-611 W Washington St	0.33mi	2/1.0 (-1)	1,080 (-10%)	20mo	$72,000	$67	46
701 Alexander St	0.57mi	2/1.0 (-1)	1,064 (-11%)	6mo	$54,000	$51	45
226 W Elizabeth St	0.65mi	2/1.0 (-1)	1,274 (+6%)	18mo	$85,000	$67	39
706 Douglas St	0.66mi	2/1.0 (-1)	1,052 (-12%)	8mo	$62,160	$59	37
716 Hunt St	0.66mi	2/1.0 (-1)	1,036 (-14%)	15mo	$31,000	$30	29

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,040
• Equity at exit: $14,314

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $9,234
• Equity at exit: $8,300

Cash invested: $26,880 (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
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $165

Break-even live

Break-even rent $867

Max offer price $96,000

Occupancy floor 80%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-03-25
   historical Active Under Contract
3. 2026-02-25
   price $96,000
4. 2026-02-18
   status Active
5. 2026-02-17
   historical Active Under Contract
6. 2025-12-14
   listed $98,000 Active
7. 2021-09-30
   soldstatus $72,500
8. 2021-09-28
   soldstatus $72,500 565-char remark

   Show marketing remark (557 chars)

   MOVE-IN READY!! 3 bedroom ranch with a family room that could be the 4th bedroom or converted back to a 1-car garage. attractive laminate floor through most with an updated kitchen and bathroom with walk-in shower. separate laundry closet off the kitchen. Covered front porch and sliding doors from kitchen breakfast area to covered deck at the back. Nice above-ground pool and a newer hot tub that will stay. Neat white maintenance free privacy fence enclosing backyard. Storage shed stays. Pella replacement windows. Call soon for an appointment to see!!

9. 2021-09-28
   soldstatus $72,500 557-char remark

   Show marketing remark (557 chars)

   MOVE-IN READY!! 3 bedroom ranch with a family room that could be the 4th bedroom or converted back to a 1-car garage. attractive laminate floor through most with an updated kitchen and bathroom with walk-in shower. separate laundry closet off the kitchen. Covered front porch and sliding doors from kitchen breakfast area to covered deck at the back. Nice above-ground pool and a newer hot tub that will stay. Neat white maintenance free privacy fence enclosing backyard. Storage shed stays. Pella replacement windows. Call soon for an appointment to see!!

10. 2021-08-19
    listed $72,500 565-char remark

    Show marketing remark (557 chars)

    MOVE-IN READY!! 3 bedroom ranch with a family room that could be the 4th bedroom or converted back to a 1-car garage. attractive laminate floor through most with an updated kitchen and bathroom with walk-in shower. separate laundry closet off the kitchen. Covered front porch and sliding doors from kitchen breakfast area to covered deck at the back. Nice above-ground pool and a newer hot tub that will stay. Neat white maintenance free privacy fence enclosing backyard. Storage shed stays. Pella replacement windows. Call soon for an appointment to see!!

11. 2021-08-19
    listed $72,500 557-char remark

    Show marketing remark (557 chars)

    MOVE-IN READY!! 3 bedroom ranch with a family room that could be the 4th bedroom or converted back to a 1-car garage. attractive laminate floor through most with an updated kitchen and bathroom with walk-in shower. separate laundry closet off the kitchen. Covered front porch and sliding doors from kitchen breakfast area to covered deck at the back. Nice above-ground pool and a newer hot tub that will stay. Neat white maintenance free privacy fence enclosing backyard. Storage shed stays. Pella replacement windows. Call soon for an appointment to see!!

12. 2003-08-29
    soldstatus $48,000

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$239/yr (+$20/mo · 14.1%)

ⓘ 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: $12,908
• − Mortgage interest: −$5,377
• − Property taxes: −$1,700
• − Insurance: −$480
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,793
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $1,858/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

+100.0% since first listed

12 events — show timeline

• 2026-04-14 Pending — CIBR
• 2026-03-25 Contingent — CIBR
• 2026-02-25 Price Changed $96,000 CIBR
• 2026-02-18 Relisted — CIBR
• 2026-02-17 Contingent — CIBR
• 2025-12-14 Listed $98,000 CIBR
• 2021-09-30 Sold (Public Records) $72,500 Public Records
• 2021-09-28 Sold (MLS) $72,500 CIBR
• 2021-09-28 Sold (MLS) $72,500 MRED as Distributed by MLS Grid
• 2021-08-19 Listed $72,500 CIBR
• 2021-08-19 Listed $72,500 MRED as Distributed by MLS Grid
• 2003-08-29 Sold (Public Records) $48,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $1,700 · +6.2% YoY. Source: county tax records.