287 Fulton Pl · Canton, IL 61520

$65,000

2 bd · 1.0 ba · 1,280 sqft · Other public records · 13 Days on market

Built 1906

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• 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

Charming 1.5-story brick home offering 2 bedrooms with potential for additional bedroom space on the second floor. This home features timeless character with pocket doors and a walk-in pantry with original cabinetry. Recent updates include new flooring and an improved front porch, enhancing both comfort and curb appeal. Roof tear-off completed within the last 7 years. Functional layout with room to grow?perfect for a variety of buyers. Conveniently located near local amenities

Key facts

• Improved front porch
• Pocket doors
• New flooring

Tags

• BRICK HOME
• POCKET DOORS
• WALK-IN PANTRY
• ORIGINAL CABINETRY
• NEW FLOORING
• IMPROVED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $76 ($916/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($698 rent vs $65k).

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; 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 $449 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1906 — 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. 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?
4. 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?
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: 1.07% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 7.8

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-5,645
• Equity at exit: $9,692

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $1,451
• Equity at exit: $5,620

Cash invested: $18,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $698 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $76

Break-even live

Break-even rent $601

Max offer price $65,000

Occupancy floor 84%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 W Locust St Unit 32 Canton, IL	3.0	2.0	952	$698	$0.73	13d	1	1.32mi

Listing history 7 events

1. 2026-05-05
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Charming 1.5-story brick home offering 2 bedrooms with potential for additional bedroom space on the second floor. This home features timeless character with pocket doors and a walk-in pantry with original cabinetry. Recent updates include new flooring and an improved front porch, enhancing both comfort and curb appeal. Roof tear-off completed within the last 7 years. Functional layout with room to grow?perfect for a variety of buyers. Conveniently located near local amenities

2. 2026-04-22
   listed $65,000 Active 481-char remark

   Show marketing remark (481 chars)

   Charming 1.5-story brick home offering 2 bedrooms with potential for additional bedroom space on the second floor. This home features timeless character with pocket doors and a walk-in pantry with original cabinetry. Recent updates include new flooring and an improved front porch, enhancing both comfort and curb appeal. Roof tear-off completed within the last 7 years. Functional layout with room to grow?perfect for a variety of buyers. Conveniently located near local amenities

3. 2023-06-16
   soldstatus $40,000 Closed 271-char remark

   Show marketing remark (271 chars)

   Charming 1.5 story brick home! 2 beds with plenty of room to add at least one more bedroom on the 2nd floor! Original hardwood floors, pocket doors and a walk in pantry with original cabinetry. Roof was a tear off 5 yrs ago. Priced to sell, this home will not last long!

4. 2023-05-16
   status Pending 271-char remark

   Show marketing remark (271 chars)

   Charming 1.5 story brick home! 2 beds with plenty of room to add at least one more bedroom on the 2nd floor! Original hardwood floors, pocket doors and a walk in pantry with original cabinetry. Roof was a tear off 5 yrs ago. Priced to sell, this home will not last long!

5. 2023-05-09
   listed $45,000 Active 271-char remark

   Show marketing remark (271 chars)

   Charming 1.5 story brick home! 2 beds with plenty of room to add at least one more bedroom on the 2nd floor! Original hardwood floors, pocket doors and a walk in pantry with original cabinetry. Roof was a tear off 5 yrs ago. Priced to sell, this home will not last long!

6. 2012-07-20
   soldstatus $45,900
7. 2011-04-01
   listed $45,900

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$95/yr (+$8/mo · 7.4%)

ⓘ 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: $8,376
• − Mortgage interest: −$3,641
• − Property taxes: −$1,286
• − Insurance: −$325
• − Repairs & maintenance: −$670
• − Management: −$670
• − Depreciation: −$1,891
• Taxable loss: −$107
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $942/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

+41.6% since first listed

7 events — show timeline

• 2026-05-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-22 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2023-05-16 Pending — RMLSA as Distributed by MLS Grid
• 2023-05-09 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2012-07-20 Sold (MLS) $45,900 RMLSA as Distributed by MLS Grid
• 2011-04-01 Listed $45,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2024): $1,286 · -9.6% YoY. Source: county tax records.