327 S Elm St · Paxton, IL 60957

$39,900

4 bd · 1.0 ba · 1,071 sqft · Other public records · 51 Days on market

Built 1905 10,000 sqft lot

---

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
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 4-bedroom, 1-bath home located in Paxton. This property will require repairs and updates throughout, making it ideal for investors or buyers seeking a renovation project. With generous room sizes and a layout that offers flexibility, this home provides a solid starting point for a remodel. Preferably sold as-is, this is a great chance to bring new life to a home with potential.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1905

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage with 2 garage spaces; Four total parking spaces
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Detached single-family home; 1.5-story design; Accessible features / disability access
• Construction: Vinyl siding; Built over 100 years ago; Unfinished basement (approx. 819 sq ft)
• Exterior features: Lot about 200 x 50 (less than 0.25 acre)

Interior

• Kitchen: Kitchen on main level (approx. 14 x 12)
• Bedrooms: Four bedrooms (master on main; three additional bedrooms on second floor — two approximately 10 x 10, one approximately 12 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Unfinished partial basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 5.3% in Paxton — 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 (#316 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Paxton-Buckley-Loda CUD 10 (town): math 33% / reading 29% proficiency, ranked #232 of 620 in IL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clara Peterson Elem School (math 26% / reading 24%, grade F, #842 of 2,056 statewide, top 41%, 624 students, 0% FRL); Paxton-Buckley-Loda Jr High Sch (math 40% / reading 34%, grade F, #167 of 665 statewide, top 27%, 269 students, 0% FRL); Paxton-Buckley-Loda High School (math 32% / reading 27%, grade F, #187 of 693 statewide, top 30%, 403 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 10 units permitted in Ford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ford County population projected at -17% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 2.71% ✓
• Cap rate: 23.69%
• Cash-on-cash: 62.15%
• DSCR: 3.77
• GRM: 3.1

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: 61.1%
• Equity multiple: 3.72×
• Total profit: $30,400
• Equity at exit: $5,949

10-year hold

• IRR: 65.7%
• Equity multiple: 7.62×
• Total profit: $73,988
• Equity at exit: $3,450

Cash invested: $11,172 (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 60957

• Home prices YoY: -31.9%
• Active inventory: 28
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $579

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $606	-5% $592	+0% $579	+5% $565	+10% $551
Rent	-10% $493	-5% $536	+0% $579	+5% $621	+10% $664
Rate	-1.0pp $599	-0.5pp $589	base $579	+0.5pp $568	+1.0pp $558

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   days on market $39,900 Active 51 DOM
2. 2026-06-18
   days on market $39,900 Active 48 DOM
3. 2026-06-17
   days on market $39,900 Active 47 DOM
4. 2026-06-16
   days on market $39,900 Active 46 DOM
5. 2026-06-15
   days on market $39,900 Active 45 DOM
6. 2026-06-14
   days on market $39,900 Active 43 DOM
7. 2026-06-13
   remarks 409-char remark
8. 2026-06-13
   listed $39,900 Active 42 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,977
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,161
• Taxable income: $6,707
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,333/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: Paxton-Buckley-Loda CUD 10
• NCES district ID: 1707650
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $52,233
• Composite: 27.27/100
• National rank: #7007
• State rank: #232 of 620 in IL

Livability — Paxton

• Score: 72/100
• State rank: #316
• US rank: #6283

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paxton, IL
• Population (ZIP): 5,620

Population outlook (Ford County) Hauer SSP2

• Today (2025): 13,044 people
• By 2030: 12,607 · -3.4%
• By 2040: 11,716 · -10.2%
• By 2050: 10,836 · -16.9%
• By 2075: 9,328 · -28.5%
• By 2100: 7,803 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ford

• 2024 margin: Solid R (+47.9) · D 25.1% · R 73.0% · Other 1.9%
• 2008→2024 swing: -18.9pp toward R · 2008: -29.0pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.3 2016: R+48.7 2012: R+42.9 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.59%
• Current HPI: 153.0624
• 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

Property tax history

+55.4%/yr

Latest (2024): $2,167 · +41.4% YoY. Source: county tax records.