45 N 7th Ave · Canton, IL 61520

$53,100

4 bd · 1.0 ba · 1,092 sqft · Other public records · 64 Days on market

Built 1897 8,792 sqft lot ↓ 37% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

Key facts

• 8,792 sq ft lot
• 2 garage spots
• Built 1897

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $53k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 7.9% in Canton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, amenities F, commute 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.
• Zoned schools: Canton High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 641 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 108 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 $367 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,914 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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: 2.18% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.50%
• DSCR: 2.80
• GRM: 3.8

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: 37.0%
• Equity multiple: 2.57×
• Total profit: $23,402
• Equity at exit: $7,917

10-year hold

• IRR: 43.6%
• Equity multiple: 5.15×
• Total profit: $61,715
• Equity at exit: $4,591

Cash invested: $14,868 (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: 108
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $502

Break-even live

Break-even rent $521

Max offer price $53,100

Occupancy floor 52%

Sensitivity live

Price	-10% $532	-5% $517	+0% $502	+5% $487	+10% $472
Rent	-10% $411	-5% $456	+0% $502	+5% $547	+10% $593
Rate	-1.0pp $529	-0.5pp $515	base $502	+0.5pp $488	+1.0pp $474

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: $13,275
• Closing costs: $1,593
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-25
   status Pending
2. 2026-01-20
   listed $53,100 Active
3. 2023-03-14
   soldstatus $73,000 Closed 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

4. 2023-03-14
   soldstatus $73,000 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

5. 2023-02-03
   status Pending 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

6. 2023-02-02
   price $74,900 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

7. 2023-01-03
   price $79,900 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

8. 2022-11-11
   listed $84,900 Active 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

9. 2022-11-11
   listed $74,900 450-char remark

   Show marketing remark (450 chars)

   Looking for a clean 4 bedroom, 1 bath house. Main floor laundry. 2022 New siding and windows. New 200 amp electrical service. FLOORING: New 2022 top-of-the-line Laminate flooring w/ pad in Kitchen. New carpet and pad in two of the upstairs bedrooms and hallway. Oversized garage with new shingles. 2017 Rheem furnace. 2019 New shingles. Stove and Refrigerator stays, but unwarranted. 4th Bedroom could also be used as an office. Move-in ready!

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,328 · $111/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: $13,869
• − Mortgage interest: −$2,974
• − Property taxes: −$1,328
• − Insurance: −$266
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,545
• Taxable income: $5,538
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $4,693/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

-37.5% since first listed

9 events — show timeline

• 2026-03-25 Pending — MRED as Distributed by MLS Grid
• 2026-01-20 Listed $53,100 MRED as Distributed by MLS Grid
• 2023-03-14 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2023-03-14 Sold (MLS) $73,000 RMLSA as Distributed by MLS Grid
• 2023-02-03 Pending — RMLSA as Distributed by MLS Grid
• 2023-02-02 Price Changed $74,900 RMLSA as Distributed by MLS Grid
• 2023-01-03 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2022-11-11 Listed $74,900 MRED as Distributed by MLS Grid
• 2022-11-11 Listed $84,900 RMLSA as Distributed by MLS Grid

Property tax history

+69.8%/yr

Latest (2024): $1,328 · +1.7% YoY. Source: county tax records.