388 W Maple St · Canton, IL 61520

$135,000

3 bd · 1.5 ba · 1,471 sqft · SingleFamily public records · 23 Days on market

Built 1920 Est $100k · 35% over

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Why this score? — see what drove the F 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).

• Livability +3.6/5.0
• Cash flow +3.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom, 1 1/2 bath home on Maple Street in Canton. Conveniently located close to hospital and park. The generous sized kitchen has plenty of counter space and cabinets. Informal dining area. Stove, refrigerator, dishwasher, stay and are about four to five years old. Main floor laundry room. Office nook, just off the kitchen. Formal dining room. Main floor bedroom (does not have a closet). Upper level has three bedrooms and a full bathroom. Detached garage and a shed. Mostly replacement windows. Roof and siding replaced about 2017/2018. Laminate flooring on main level. Unique front porch. Patio doors from the kitchen lead to a covered deck area.

Key facts

• Expansive kitchen
• Formal dining room
• Front porch

Tags

• EXPANSIVE KITCHEN
• INFORMAL DINING AREA
• OFFICE NOOK
• FORMAL DINING ROOM
• MAIN-FLOOR LAUNDRY ROOM
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1920
• Construction: Shingle roof
• Exterior features: Shed(s); Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the upper level); Each bedroom has egress windows
• Flooring: Carpet in bedrooms; Laminate in living room; Luxury vinyl plank in dining room, kitchen and laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Crawl space and partial basement; No fireplaces
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (53.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (48.3% below list).
• Recommended offer: $63k (53.4% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 7.8% in Canton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Westview Elementary School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 398 students, 0% FRL); Ingersoll Middle School (math 18% / reading 24%, grade F, #405 of 665 statewide, top 61%, 645 students, 0% FRL); 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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,946 (53.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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 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?
5. 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?
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: 0.52% ✗
• Cap rate: 2.67%
• Cash-on-cash: -12.95%
• DSCR: 0.42
• GRM: 16.1

CMA / ARV

• ARV (on-the-fly): $100,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 W Maple St	0.06mi	2/1.0 (-1)	1,335 (-9%)	1mo	$78,000	$58	74
477 W Maple St	0.13mi	2/1.0 (-1)	1,392 (-5%)	9mo	$109,900	$79	71
365 S Main St	0.36mi	2/2.0 (-1)	1,446 (-2%)	5mo	$145,000	$100	69
283 W Walnut St	0.14mi	3/1.0	1,616 (+10%)	7mo	$90,000	$56	69
635 S 1st Ave	0.50mi	3/1.0	1,456 (-1%)	9mo	$69,900	$48	66
637 S 3rd Ave	0.65mi	3/2.0	1,496 (+2%)	2mo	$67,000	$45	63
319 S Avenue A	0.27mi	3/1.0	1,680 (+14%)	1mo	$85,000	$51	61
226 Cass Pl	0.67mi	4/2.0 (+1)	1,472 (+0%)	3mo	$125,000	$85	59
458 W Pine St	0.30mi	3/2.0	1,688 (+15%)	1mo	$115,000	$68	58
336 W Chestnut St	0.38mi	2/2.0 (-1)	1,353 (-8%)	4mo	$150,000	$111	58
10 E Tamarack St	0.71mi	2/1.0 (-1)	1,408 (-4%)	2mo	$18,000	$13	51
856 S 2nd Ave	0.64mi	3/2.0	1,268 (-14%)	3mo	$97,500	$77	43

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: -40.4%
• Equity multiple: -0.27×
• Total profit: $-47,827
• Equity at exit: $20,129

10-year hold

• IRR: -65.1%
• Equity multiple: -0.98×
• Total profit: $-74,989
• Equity at exit: $11,672

Cash invested: $37,800 (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: 16.1×

Monthly cashflow live

• Estimated rent: $698 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $-408

Break-even live

Break-even rent $1,214

Max offer price $62,946

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-370	+0% $-408	+5% $-446	+10% $-484
Rent	-10% $-463	-5% $-435	+0% $-408	+5% $-380	+10% $-353
Rate	-1.0pp $-340	-0.5pp $-374	base $-408	+0.5pp $-443	+1.0pp $-478

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: $33,750
• Closing costs: $4,050
• 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	15d	1	1.32mi

Listing history 23 events

1. 2026-06-16
   status $135,000 Pending 23 DOM
2. 2026-06-15
   days on market $135,000 Active 23 DOM
3. 2026-06-13
   days on market $135,000 Active 21 DOM
4. 2026-06-12
   days on market $135,000 Active 20 DOM
5. 2026-06-09
   days on market $135,000 Active 17 DOM
6. 2026-06-08
   days on market $135,000 Active 16 DOM
7. 2026-06-07
   days on market $135,000 Active 15 DOM
8. 2026-06-07
   pricedays on market $135,000 Active 14 DOM
9. 2026-06-04
   days on market $145,000 Active 11 DOM
10. 2026-06-02
    days on market $145,000 Active 10 DOM
11. 2026-06-01
    days on market $145,000 Active 9 DOM
12. 2026-05-31
    days on market $145,000 Active 8 DOM
13. 2026-05-31
    days on market $145,000 Active 7 DOM
14. 2026-05-21
    listed $145,000 Active
15. 2022-07-26
    soldstatus $100,000
16. 2022-07-25
    soldstatus $99,900 Closed 663-char remark

    Show marketing remark (663 chars)

    Four bedroom, 1 1/2 bath home on Maple Street in Canton. Conveniently located close to hospital and park. The generous sized kitchen has plenty of counter space and cabinets. Informal dining area. Stove, refrigerator, dishwasher, stay and are about four to five years old. Main floor laundry room. Office nook, just off the kitchen. Formal dining room. Main floor bedroom (does not have a closet). Upper level has three bedrooms and a full bathroom. Detached garage and a shed. Mostly replacement windows. Roof and siding replaced about 2017/2018. Laminate flooring on main level. Unique front porch. Patio doors from the kitchen lead to a covered deck area.

17. 2022-06-27
    status Pending 663-char remark

    Show marketing remark (663 chars)

    Four bedroom, 1 1/2 bath home on Maple Street in Canton. Conveniently located close to hospital and park. The generous sized kitchen has plenty of counter space and cabinets. Informal dining area. Stove, refrigerator, dishwasher, stay and are about four to five years old. Main floor laundry room. Office nook, just off the kitchen. Formal dining room. Main floor bedroom (does not have a closet). Upper level has three bedrooms and a full bathroom. Detached garage and a shed. Mostly replacement windows. Roof and siding replaced about 2017/2018. Laminate flooring on main level. Unique front porch. Patio doors from the kitchen lead to a covered deck area.

18. 2022-06-24
    listed $99,900 Active 663-char remark

    Show marketing remark (663 chars)

    Four bedroom, 1 1/2 bath home on Maple Street in Canton. Conveniently located close to hospital and park. The generous sized kitchen has plenty of counter space and cabinets. Informal dining area. Stove, refrigerator, dishwasher, stay and are about four to five years old. Main floor laundry room. Office nook, just off the kitchen. Formal dining room. Main floor bedroom (does not have a closet). Upper level has three bedrooms and a full bathroom. Detached garage and a shed. Mostly replacement windows. Roof and siding replaced about 2017/2018. Laminate flooring on main level. Unique front porch. Patio doors from the kitchen lead to a covered deck area.

19. 2014-08-11
    soldstatus $70,000 432-char remark

    Show marketing remark (432 chars)

    Over 2,270 finished sq. ft. Large 3 bedroom, 2 story home with 1.5 baths. Eat in 19 x 22 kitchen and formal dining room. Main floor laundry. Beautiful natural woodwork. Large entry with open staircase. Many rooms for numerous possibilities on main floor. New roof in 2005 with 30 year warranty. Windows were new in 1997. All bedrooms have walk in closets. Smallest bedroom is 11 x 14. Large yard at 50 x 209. New electrical box.

20. 2014-08-11
    soldstatus $70,000

    Show marketing remark (432 chars)

    Over 2,270 finished sq. ft. Large 3 bedroom, 2 story home with 1.5 baths. Eat in 19 x 22 kitchen and formal dining room. Main floor laundry. Beautiful natural woodwork. Large entry with open staircase. Many rooms for numerous possibilities on main floor. New roof in 2005 with 30 year warranty. Windows were new in 1997. All bedrooms have walk in closets. Smallest bedroom is 11 x 14. Large yard at 50 x 209. New electrical box.

21. 2014-04-19
    listed $78,900 432-char remark

    Show marketing remark (432 chars)

    Over 2,270 finished sq. ft. Large 3 bedroom, 2 story home with 1.5 baths. Eat in 19 x 22 kitchen and formal dining room. Main floor laundry. Beautiful natural woodwork. Large entry with open staircase. Many rooms for numerous possibilities on main floor. New roof in 2005 with 30 year warranty. Windows were new in 1997. All bedrooms have walk in closets. Smallest bedroom is 11 x 14. Large yard at 50 x 209. New electrical box.

22. 2006-12-08
    soldstatus $83,000
23. 2006-08-04
    listed $87,000

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,703 · $225/mo
• Expected delta: +$362/yr (+$30/mo · 15.4%)

ⓘ 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: −$7,562
• − Property taxes: −$2,341
• − Insurance: −$675
• − Repairs & maintenance: −$670
• − Management: −$670
• − Depreciation: −$3,927
• Taxable loss: −$7,470
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-3,102/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

+66.7% since first listed

10 events — show timeline

• 2026-05-21 Listed $145,000 RMLSA as Distributed by MLS Grid
• 2022-07-26 Sold (Public Records) $100,000 Public Records
• 2022-07-25 Sold (MLS) $99,900 RMLSA as Distributed by MLS Grid
• 2022-06-27 Pending — RMLSA as Distributed by MLS Grid
• 2022-06-24 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2014-08-11 Sold (Public Records) $70,000 Public Records
• 2014-08-11 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2014-04-19 Listed $78,900 RMLSA as Distributed by MLS Grid
• 2006-12-08 Sold (MLS) $83,000 RMLSA as Distributed by MLS Grid
• 2006-08-04 Listed $87,000 RMLSA as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2024): $2,341 · +8.9% YoY. Source: county tax records.