36 Helen Ave · Paris, IL 61944

$99,900

2 bd · 1.0 ba · 1,728 sqft · SingleFamily · 47 Days on market

Built 1954 7,000 sqft lot $58/sqft · 31% below area Est $146k · 31% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• 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

Welcome Home. Come see this 2-3 bedroom, 1 bath one story home, on a quiet street, close to Walmart and the hospital. Cute little back yard, 1 car garage with a large extra shop area. Large rooms, lots of character, what more could you ask for??? Call today. Please NOTE: CH lists the home as 1728 Sqft, this appears high and should be verified.

Key facts

• Quiet street
• Back yard
• Extra shop area

Tags

• QUIET STREET
• BACK YARD
• EXTRA SHOP AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story
• Construction: Brick and vinyl siding with other materials; Slab foundation; Rubber/other roof
• Exterior features: Concrete road surface

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas water heater; Fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 82 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1954 — 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. 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?
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: 1.06% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $145,646
• List price: $99,900
• Delta: -31.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 S Eads Ave	0.13mi	3/2.0 (+1)	1,648 (-5%)	1mo	$212,000	$129	77
628 E Wood St	0.15mi	3/1.5 (+1)	1,824 (+6%)	8mo	$190,000	$104	70
104 N High St	0.17mi	3/1.5 (+1)	1,624 (-6%)	13mo	$137,500	$85	64
523 E Court St	0.23mi	3/2.0 (+1)	1,668 (-4%)	14mo	$162,900	$98	62
629 E Union St	0.34mi	3/1.5 (+1)	1,680 (-3%)	19mo	$167,000	$99	56
226 E Washington St	0.54mi	2/1.0	1,630 (-6%)	12mo	$100,000	$61	55
5 Magnolia Mnr	0.65mi	3/2.0 (+1)	1,646 (-5%)	4mo	$136,000	$83	50
8965 Terre Haute Rd	0.51mi	3/2.0 (+1)	1,698 (-2%)	18mo	$165,000	$97	49
709 Hannah Ave	0.56mi	3/1.5 (+1)	1,606 (-7%)	14mo	$83,500	$52	43
414 E Wood St	0.41mi	3/1.0 (+1)	1,978 (+14%)	14mo	$103,000	$52	40
8 Briar Hill Rd	0.73mi	3/2.0 (+1)	1,568 (-9%)	2mo	$210,000	$134	40
230 E Madison St	0.50mi	3/2.0 (+1)	1,956 (+13%)	11mo	$50,000	$26	36

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,230
• Equity at exit: $14,895

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $15,944
• Equity at exit: $8,638

Cash invested: $27,972 (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: 82
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $220

Break-even live

Break-even rent $776

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $99,900 Pending 47 DOM
2. 2026-06-17
   days on market $99,900 Active 47 DOM
3. 2026-06-16
   days on market $99,900 Active 46 DOM
4. 2026-06-15
   days on market $99,900 Active 45 DOM
5. 2026-06-13
   days on market $99,900 Active 43 DOM
6. 2026-06-12
   days on market $99,900 Active 42 DOM
7. 2026-06-09
   days on market $99,900 Active 39 DOM
8. 2026-06-08
   days on market $99,900 Active 38 DOM
9. 2026-06-07
   days on market $99,900 Active 37 DOM
10. 2026-06-07
    days on market $99,900 Active 36 DOM
11. 2026-06-04
    days on market $99,900 Active 33 DOM
12. 2026-06-02
    days on market $99,900 Active 32 DOM
13. 2026-06-01
    days on market $99,900 Active 31 DOM
14. 2026-05-31
    days on market $99,900 Active 30 DOM
15. 2026-05-31
    days on market $99,900 Active 29 DOM
16. 2026-04-30
    listed $99,900 Active 346-char remark

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$847/yr (+$71/mo · 147.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $12,653
• − Mortgage interest: −$5,596
• − Property taxes: −$574
• − Insurance: −$500
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,906
• Taxable income: $1,053
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,383/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

2 events — show timeline

• 2026-06-17 Pending — CIBR
• 2026-04-30 Listed $99,900 CIBR

Property tax history

-0.5%/yr

Latest (2024): $574 · -0.3% YoY. Source: county tax records.