1790 E Chestnut St · Canton, IL 61520

$82,000

3 bd · 1.0 ba · 960 sqft · Other public records · 9 Days on market

Built 1931 0.32 ac lot $85/sqft · 21% below area Est $120k · 32% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +9.6/10.0
• 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

2BR, EXCELLENT CONDITION; NEWER CARPET;REPLACEMENT WINDOWS & DOORS; NEWER ROOF; ALL NATURAL WOODWORK; FAMILY RM AREA IN BSMNT. CHEST FREEZER & PIANO STAY, NO WARRANTY. FENCED BACK YARD; 10X16 SALT BOX SHED. CHARM OF AN OLDER HOME, BUT MOVE-IN CONDITION. PRICED TO SELL!

Key facts

• Hardwood floors
• New roof
• Replacement windows

Tags

• REPLACEMENT WINDOWS
• HARDWOOD FLOORS
• NEW ROOF
• SHED ON PROPERTY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1931; Single story main living with upper, lower, basement and additional level areas
• Construction: Shingle roof
• Exterior features: Level lot; Lot dimensions about 87 x 159

Interior

• Kitchen: Kitchen on main level (vinyl flooring)
• Bedrooms: Three bedrooms (all on main level); Bedroom sizes approximately 12 x 10, 13 x 12, and 10 x 9; carpeted
• Flooring: Hardwood flooring in living and dining rooms; Vinyl flooring in kitchen; Carpet in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; No fireplaces
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 10.0% vs local median 7.8% 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-, 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: Eastview Elementary School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 265 students, 0% FRL); Ingersoll Middle School (math 18% / reading 24%, grade F, #405 of 665 statewide, top 61%, 645 students, 0% FRL); 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; 1 comparable units currently listed for rent nearby; 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 $567 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 $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $64k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 5.7

CMA / ARV

• ARV (median comp): $120,354
• List price: $82,000
• Delta: -31.87%
• 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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,750
• Equity at exit: $12,226

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $23,319
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $250

Break-even live

Break-even rent $883

Max offer price $82,000

Occupancy floor 74%

Sensitivity live

Price	-10% $297	-5% $273	+0% $250	+5% $227	+10% $204
Rent	-10% $155	-5% $203	+0% $250	+5% $298	+10% $345
Rate	-1.0pp $292	-0.5pp $271	base $250	+0.5pp $229	+1.0pp $207

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 N 8th Ave Canton, IL	2.0	1.0	690	$1,200	$1.74	15d	1	1.01mi

Listing history 4 events

1. 2026-05-12
   listed $82,000 Active 485-char remark
2. 2017-01-03
   historical
3. 2002-11-15
   soldstatus $63,500

   Show marketing remark (277 chars)

   2BR, EXCELLENT CONDITION; NEWER CARPET;REPLACEMENT WINDOWS & DOORS; NEWER ROOF; ALL NATURAL WOODWORK; FAMILY RM AREA IN BSMNT. CHEST FREEZER & PIANO STAY, NO WARRANTY. FENCED BACK YARD; 10X16 SALT BOX SHED. CHARM OF AN OLDER HOME, BUT MOVE-IN CONDITION. PRICED TO SELL!

4. 2002-08-19
   listed $64,500

   Show marketing remark (277 chars)

   2BR, EXCELLENT CONDITION; NEWER CARPET;REPLACEMENT WINDOWS & DOORS; NEWER ROOF; ALL NATURAL WOODWORK; FAMILY RM AREA IN BSMNT. CHEST FREEZER & PIANO STAY, NO WARRANTY. FENCED BACK YARD; 10X16 SALT BOX SHED. CHARM OF AN OLDER HOME, BUT MOVE-IN CONDITION. PRICED TO SELL!

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/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: $14,400
• − Mortgage interest: −$4,593
• − Property taxes: −$2,803
• − Insurance: −$410
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,385
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,546/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

+27.1% since first listed

5 events — show timeline

• 2026-05-22 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Listed $82,000 RMLSA as Distributed by MLS Grid
• 2017-01-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2002-11-15 Sold (MLS) $63,500 RMLSA as Distributed by MLS Grid
• 2002-08-19 Listed $64,500 RMLSA as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2024): $2,803 · +1.7% YoY. Source: county tax records.