620 E Walnut St · Canton, IL 61520

$65,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 50 Days on market

Built 1886 3,988 sqft lot $72/sqft · 45% above area Est $65k · at est.

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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 +7.8/15.0
• 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

Situated on a nice lot, come take a look and add your finishing touches to this 3 bedroom home with nice size rooms. Nice 24x36 detached garage. Tankless water heater and some appliances included (not warranted). Nice built in cabinet in the dining room and enclosed porch on back with storage. Main floor laundry also.

Key facts

• Built in cabinet
• Main floor laundry
• Enclosed porch

Tags

• DETACHED GARAGE
• TANKLESS WATER HEATER
• BUILT IN CABINET
• ENCLOSED PORCH
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1886; Shingle roof
• Construction: Unfinished basement
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen with laminate flooring
• Bedrooms: 3 bedrooms (bedroom sizes vary across main, upper and lower levels; egress windows in some bedrooms)
• Flooring: Carpet in multiple rooms; Laminate in kitchen; Tile in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; High-efficiency water heater
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room with tile flooring; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 4.5

CMA / ARV

• ARV (median comp): $65,381
• List price: $65,000
• Delta: -0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 N 5th Ave	0.22mi	3/2.0	980 (+8%)	6mo	$18,000	$18	68
944 E Walnut Ave	0.24mi	3/1.0	1,030 (+13%)	2mo	$82,000	$80	64
454 S 3rd Ave	0.35mi	3/1.0	1,024 (+13%)	0mo	$9,000	$9	62
906 E Locust St	0.39mi	2/1.0 (-1)	960 (+6%)	7mo	$43,500	$45	62
335 Iris Ct	0.63mi	3/1.0	864 (-5%)	3mo	$110,000	$127	60
290 N 11th Ave	0.55mi	2/1.0 (-1)	964 (+6%)	0mo	$118,000	$122	59
62 N 5th Ave	0.27mi	2/1.0 (-1)	798 (-12%)	6mo	$67,000	$84	57
714 E Ash St	0.51mi	2/1.0 (-1)	825 (-9%)	0mo	$84,000	$102	56
143 E Spruce St	0.58mi	2/1.0 (-1)	998 (+10%)	2mo	$49,900	$50	50
476 Baxter Ct	0.61mi	2/1.0 (-1)	792 (-13%)	6mo	$45,000	$57	40
660 N 9th Ave	0.73mi	2/1.0 (-1)	800 (-12%)	2mo	$83,000	$104	39
649 Dean Ct	0.73mi	2/1.0 (-1)	1,008 (+11%)	4mo	$52,000	$52	39

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $16,613
• Equity at exit: $9,692

10-year hold

• IRR: 30.3%
• Equity multiple: 3.73×
• Total profit: $49,597
• 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: 108
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $425

Break-even live

Break-even rent $662

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $462	-5% $444	+0% $425	+5% $407	+10% $388
Rent	-10% $330	-5% $378	+0% $425	+5% $473	+10% $520
Rate	-1.0pp $458	-0.5pp $442	base $425	+0.5pp $408	+1.0pp $391

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
437 N 8th Ave Canton, IL	2.0	1.0	690	$1,200	$1.74	14d	1	0.58mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 50 DOM
2. 2026-06-18
   days on market $65,000 Active 48 DOM
3. 2026-06-17
   days on market $65,000 Active 47 DOM
4. 2026-06-16
   days on market $65,000 Active 46 DOM
5. 2026-06-15
   days on market $65,000 Active 45 DOM
6. 2026-06-13
   days on market $65,000 Active 43 DOM
7. 2026-06-12
   days on market $65,000 Active 42 DOM
8. 2026-06-09
   days on market $65,000 Active 39 DOM
9. 2026-06-08
   days on market $65,000 Active 38 DOM
10. 2026-06-07
    days on market $65,000 Active 37 DOM
11. 2026-06-07
    days on market $65,000 Active 36 DOM
12. 2026-06-04
    days on market $65,000 Active 33 DOM
13. 2026-06-02
    days on market $65,000 Active 32 DOM
14. 2026-06-01
    days on market $65,000 Active 31 DOM
15. 2026-05-31
    days on market $65,000 Active 30 DOM
16. 2026-05-31
    days on market $65,000 Active 29 DOM
17. 2026-05-01
    listed $70,000 Active 319-char remark
18. 2005-06-01
    soldstatus $60,000

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $1,858 · $155/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 0% 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: −$3,641
• − Property taxes: −$1,858
• − Insurance: −$325
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,891
• Taxable income: $4,381
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,051/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

+8.3% since first listed

3 events — show timeline

• 2026-05-28 Price Changed $65,000 RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) $60,000 Public Records

Property tax history

+9.6%/yr

Latest (2024): $1,858 · +3.9% YoY. Source: county tax records.