920 W Crawford St · Paris, IL 61944

$69,900

3 bd · 1.0 ba · 992 sqft · SingleFamily · 9 Days on market

Built 1975 8,568 sqft lot Est $66k · 5% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +5.2/15.0
• 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

Nestled on a shaded corner lot, this charming 3-bedroom, 1-bath home features a convenient attached one-car garage, a fenced backyard, a storage shed, and beautiful mature trees. The interior offers an inviting eat-in kitchen and a bedroom with custom built-in shelving. While the property currently includes an accessibility ramp provided by Faith in Action, it may be removed prior to closing. Ideally suited for first-time buyers, those looking to downsize, or investors, this home offers excellent potential. Priced to sell!

Key facts

• Shaded corner lot
• Storage shed
• Eat-in kitchen

Tags

• SHADED CORNER LOT
• FENCED BACKYARD
• STORAGE SHED
• MATURE TREES
• EAT-IN KITCHEN
• CUSTOM BUILT-IN SHELVING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding and other exterior materials; Slab foundation; Built as a residential single family home
• Exterior features: Shingle roof; Gravel road access

Interior

• Kitchen: Range, Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Range, Refrigerator, Gas water heater
• Laundry & utility: Washer and Dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $70k).
• Cap rate 12.0% vs local median 8.3% in Paris — 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 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $70k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1975 — 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: 1.38% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $66,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 W Crawford St	0.10mi	3/1.0	1,104 (+11%)	3mo	$90,000	$82	74
824 W Madison St	0.15mi	3/1.0	925 (-7%)	13mo	$81,000	$88	71
902 Elizabeth St	0.12mi	3/1.0	936 (-6%)	17mo	$85,000	$91	71
213 N Austin St	0.52mi	2/1.0 (-1)	984 (-1%)	13mo	$38,000	$39	59
430 W Carroll St	0.54mi	3/1.0	924 (-7%)	12mo	$40,000	$43	53
701 Alexander St	0.66mi	2/1.0 (-1)	1,064 (+7%)	6mo	$54,000	$51	47
609-611 W Washington St	0.40mi	2/1.0 (-1)	1,080 (+9%)	20mo	$72,000	$67	45
216 N Austin St	0.53mi	3/1.0	1,072 (+8%)	20mo	$86,500	$81	45
609-611 W Washington St	0.42mi	2/1.0 (-1)	1,080 (+9%)	20mo	$72,000	$67	44
706 Douglas St	0.75mi	2/1.0 (-1)	1,052 (+6%)	8mo	$62,160	$59	43
716 Hunt St	0.69mi	2/1.0 (-1)	1,036 (+4%)	15mo	$31,000	$30	43
320 N Jefferson St	0.69mi	2/1.0 (-1)	1,134 (+14%)	22mo	$42,000	$37	21

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $9,923
• Equity at exit: $10,422

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $35,946
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $334

Break-even live

Break-even rent $539

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $374	-5% $354	+0% $334	+5% $314	+10% $294
Rent	-10% $258	-5% $296	+0% $334	+5% $372	+10% $410
Rate	-1.0pp $369	-0.5pp $352	base $334	+0.5pp $316	+1.0pp $297

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $69,900 Active Under Contract 9 DOM
2. 2026-06-21
   statusdays on market $69,900 Active Under Contract 8 DOM
3. 2026-06-18
   days on market $69,900 Active 6 DOM
4. 2026-06-17
   days on market $69,900 Active 5 DOM
5. 2026-06-16
   days on market $69,900 Active 4 DOM
6. 2026-06-15
   days on market $69,900 Active 3 DOM
7. 2026-06-12
   remarks 528-char remark
8. 2026-06-12
   listed $69,900 Active 1 DOM

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$611/yr (+$51/mo · 167.6%)

ⓘ 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 ≥104°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: $11,545
• − Mortgage interest: −$3,915
• − Property taxes: −$365
• − Insurance: −$350
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,033
• Taxable income: $3,035
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $3,279/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

+192.5% since first listed

2 events — show timeline

• 2026-06-12 Listed $69,900 CIBR
• 1975-07-01 Sold (Public Records) $23,900 Public Records

Property tax history

-0.5%/yr

Latest (2024): $365 · -0.3% YoY. Source: county tax records.