516 Maple Ave · Paris, IL 61944

$96,000

4 bd · 1.0 ba · 1,743 sqft · SingleFamily · 28 Days on market

Built 1915 0.41 ac lot Est $145k · 34% 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
• DSCR +9.4/10.0
• 1% rule +8.1/10.0
• 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

MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

Key facts

• Remodeled bathroom
• Finished upstairs
• Updated kitchen

Tags

• UPDATED KITCHEN
• BONUS PANTRY AREA
• REMODELED BATHROOM
• FINISHED UPSTAIRS
• DETACHED 2-CAR GARAGE
• INSULATED WORKSHOP AREA

Property features AI

Exterior

• Parking: Detached 2-car garage; Gravel road access
• Utilities: Public water; Public sewer; Gas-powered water heater
• Home design: Single-family residence; One and one-half levels; Brick and vinyl siding construction; Shingle roof; Residential zoning
• Construction: Brick and vinyl siding; Shingle roof; Unfinished full basement
• Exterior features: Front porch; Fenced yard; Workshop and outbuilding

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Fireplace (1); Unfinished full basement
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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: $95k (1.5% 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.
• 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $68k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,560 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $144,669
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Alexander St	0.56mi	3/1.5 (-1)	1,736 (-0%)	8mo	$99,900	$58	60
818 Maple Ave	0.25mi	3/2.0 (-1)	1,792 (+3%)	22mo	$255,000	$142	56
405 W Madison St	0.60mi	3/2.0 (-1)	1,660 (-5%)	3mo	$148,000	$89	52
334 Sutherland Ave	0.23mi	3/2.0 (-1)	1,586 (-9%)	18mo	$192,500	$121	50
5 Magnolia Mnr	0.63mi	3/2.0 (-1)	1,646 (-6%)	4mo	$136,000	$83	49
318 Chestnut St	0.33mi	3/1.5 (-1)	1,947 (+12%)	14mo	$42,000	$22	46
507 W Washington St	0.53mi	3/1.0 (-1)	1,607 (-8%)	14mo	$30,000	$19	46
302 S Jefferson St	0.66mi	3/1.5 (-1)	1,640 (-6%)	13mo	$149,900	$91	42
402 Sutherland Ave	0.21mi	3/3.0 (-1)	1,946 (+12%)	24mo	$70,000	$36	38

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,838
• Equity at exit: $14,314

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $24,145
• 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: 83
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $272

Break-even live

Break-even rent $910

Max offer price $96,000

Occupancy floor 73%

Sensitivity live

Price	-10% $327	-5% $299	+0% $272	+5% $245	+10% $218
Rent	-10% $173	-5% $223	+0% $272	+5% $322	+10% $371
Rate	-1.0pp $321	-0.5pp $297	base $272	+0.5pp $247	+1.0pp $222

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 25 events

1. 2026-06-15
   statusdays on market $96,000 Pending 28 DOM
2. 2026-06-13
   days on market $96,000 Active Under Contract 26 DOM
3. 2026-06-12
   days on market $96,000 Active Under Contract 25 DOM
4. 2026-06-09
   days on market $96,000 Active Under Contract 22 DOM
5. 2026-06-08
   days on market $96,000 Active Under Contract 21 DOM
6. 2026-06-07
   days on market $96,000 Active Under Contract 20 DOM
7. 2026-06-07
   days on market $96,000 Active Under Contract 19 DOM
8. 2026-06-04
   days on market $96,000 Active Under Contract 16 DOM
9. 2026-06-02
   days on market $96,000 Active Under Contract 15 DOM
10. 2026-06-01
    days on market $96,000 Active Under Contract 14 DOM
11. 2026-05-31
    days on market $96,000 Active Under Contract 13 DOM
12. 2026-05-31
    days on market $96,000 Active Under Contract 12 DOM
13. 2026-05-18
    listed $96,000 Active
14. 2023-03-20
    soldstatus $67,500 Closed 726-char remark

    Show marketing remark (725 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

15. 2023-03-20
    soldstatus $67,500 Closed 725-char remark

    Show marketing remark (725 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

16. 2023-01-30
    status Pending 725-char remark

    Show marketing remark (725 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

17. 2023-01-09
    historical Active Under Contract 725-char remark

    Show marketing remark (726 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

18. 2023-01-09
    historical Contingent - Continue to Show 726-char remark

    Show marketing remark (726 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

19. 2022-10-30
    listed $85,500 Active 726-char remark

    Show marketing remark (725 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

20. 2022-10-30
    listed $85,500 Active 725-char remark

    Show marketing remark (725 chars)

    MOTIVATED SELLERS!!! Don't let this one get away from you! Beautiful 4 Bed 1 Bath Home has lots of updates. Home comes with a Detached 2 car Garage that has an additional awesome Insulated Workshop area. It also includes a nice fenced in yard with bonus 2 Cherry Trees. Updated 200amp service and Wiring replaced for all your power needs, all plumbing was redone, almost all the windows are replacement, New Furnace installed in 2021, and New Water Heater installed in 2015. Homeowners finished the upstairs for an additional 4th bedroom. House has a nice, updated kitchen with a bonus pantry area, Bathroom was remodeled and looks sharp, Full Unfinished basement, and so much more!!! Call for Your Private Showing Today!!!!

21. 2014-02-20
    soldstatus $20,000
22. 2009-02-17
    soldstatus $52,000
23. 2009-02-17
    soldstatus $52,000
24. 2008-06-02
    listed $59,500
25. 1971-12-21
    soldstatus $16,000

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: +$38/yr (+$3/mo · 1.8%)

ⓘ 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: $15,053
• − Mortgage interest: −$5,377
• − Property taxes: −$2,104
• − Insurance: −$480
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,793
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $2,813/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

+500.0% since first listed

15 events — show timeline

• 2026-06-15 Pending — CIBR
• 2026-05-26 Contingent — CIBR
• 2026-05-18 Listed $96,000 CIBR
• 2023-03-20 Sold (MLS) $67,500 CIBR
• 2023-03-20 Sold (MLS) $67,500 MRED as Distributed by MLS Grid
• 2023-01-30 Pending — CIBR
• 2023-01-09 Contingent — CIBR
• 2023-01-09 Contingent — MRED as Distributed by MLS Grid
• 2022-10-30 Listed $85,500 CIBR
• 2022-10-30 Listed $85,500 MRED as Distributed by MLS Grid
• 2014-02-20 Sold (Public Records) $20,000 Public Records
• 2009-02-17 Sold (Public Records) $52,000 Public Records
• 2009-02-17 Sold (MLS) $52,000 MRED as Distributed by MLS Grid
• 2008-06-02 Listed $59,500 MRED as Distributed by MLS Grid
• 1971-12-21 Sold (Public Records) $16,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $2,104 · +39.0% YoY. Source: county tax records.