319 S Avenue A · Canton, IL 61520

$99,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 5 Days on market

Built 1920 $118/sqft · 135% above area Est $84k · 17% over

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Why this score? — see what drove the D+ 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 2 story home is charming with lots of possibilities. Open front porch. Main level has a front entry with an open staircase leading the upper level. Front living room. Informal dining room that could have multiple uses. Three bedrooms on the upper level with a full bathroom. Main level has a closet with a toilet. Quaint back yard. There is a one car detached garage on the south side of the home, and a two-car detached garage with extra storage that you can enter from Maple Street. Lot size is irregular. Hardwood flooring on main level in the entry way, living room and dining room. Kitchen appliances, washer, dryer can stay but not warranted.

Key facts

• 2 garage spots
• Built 1920
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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 $684 of loan paydown is wiped out by about $3k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $53k; list at $99k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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?
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: 1.21% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $84,318
• List price: $99,000
• Delta: 17.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 E Maple St	0.10mi	2/1.0 (-1)	832 (-1%)	11mo	$30,000	$36	79
605 S Main St	0.26mi	2/1.0 (-1)	832 (-1%)	12mo	$69,000	$83	71
148 Robinson Ct	0.35mi	2/1.0 (-1)	880 (+5%)	3mo	$42,000	$48	69
234 Fulton Pl	0.20mi	2/1.0 (-1)	824 (-2%)	20mo	$41,500	$50	66
232 Fulton Pl	0.19mi	2/1.0 (-1)	768 (-9%)	15mo	$50,000	$65	60
622 W Walnut St	0.65mi	2/1.0 (-1)	812 (-3%)	0mo	$15,000	$18	59
908 S 2nd Ave	0.52mi	3/1.0	790 (-6%)	12mo	$31,000	$39	56
62 N 5th Ave	0.57mi	2/1.0 (-1)	798 (-5%)	6mo	$67,000	$84	55
920 S 4th Ave	0.62mi	2/1.0 (-1)	872 (+4%)	11mo	$45,000	$52	50
320 N 5th Ave	0.74mi	2/1.0 (-1)	809 (-4%)	10mo	$52,500	$65	46
225 E Hickory St	0.35mi	2/1.0 (-1)	718 (-14%)	12mo	$69,900	$97	44
559 E Pine St	0.57mi	3/1.0	740 (-12%)	15mo	$46,500	$63	41

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,302
• Equity at exit: $14,761

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $13,690
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $199

Break-even live

Break-even rent $948

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $255	-5% $227	+0% $199	+5% $171	+10% $143
Rent	-10% $104	-5% $152	+0% $199	+5% $247	+10% $294
Rate	-1.0pp $249	-0.5pp $224	base $199	+0.5pp $173	+1.0pp $147

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: $24,750
• Closing costs: $2,970
• 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	15d	1	0.92mi

Listing history 5 events

1. 2026-05-05
   status Pending 662-char remark

   Show marketing remark (662 chars)

   This lovely 2 story home is charming with lots of possibilities. Open front porch. Main level has a front entry with an open staircase leading the upper level. Front living room. Informal dining room that could have multiple uses. Three bedrooms on the upper level with a full bathroom. Main level has a closet with a toilet. Quaint back yard. There is a one car detached garage on the south side of the home, and a two-car detached garage with extra storage that you can enter from Maple Street. Lot size is irregular. Hardwood flooring on main level in the entry way, living room and dining room. Kitchen appliances, washer, dryer can stay but not warranted.

2. 2026-04-30
   listed $99,000 Active 662-char remark

   Show marketing remark (662 chars)

   This lovely 2 story home is charming with lots of possibilities. Open front porch. Main level has a front entry with an open staircase leading the upper level. Front living room. Informal dining room that could have multiple uses. Three bedrooms on the upper level with a full bathroom. Main level has a closet with a toilet. Quaint back yard. There is a one car detached garage on the south side of the home, and a two-car detached garage with extra storage that you can enter from Maple Street. Lot size is irregular. Hardwood flooring on main level in the entry way, living room and dining room. Kitchen appliances, washer, dryer can stay but not warranted.

3. 2026-03-21
   historical $99,000 662-char remark

   Show marketing remark (662 chars)

   This lovely 2 story home is charming with lots of possibilities. Open front porch. Main level has a front entry with an open staircase leading the upper level. Front living room. Informal dining room that could have multiple uses. Three bedrooms on the upper level with a full bathroom. Main level has a closet with a toilet. Quaint back yard. There is a one car detached garage on the south side of the home, and a two-car detached garage with extra storage that you can enter from Maple Street. Lot size is irregular. Hardwood flooring on main level in the entry way, living room and dining room. Kitchen appliances, washer, dryer can stay but not warranted.

4. 2017-09-22
   soldstatus $53,000 596-char remark

   Show marketing remark (596 chars)

   Charming home with lots of possibilities. Main level has kitchen, dining room, living room, family room. Open staircase leads to three bedrooms and a full bathroom. The family room on the main level has a water closet, could possibly be a fourth bedrooms. Some replacement windows. The lot size is irregular. One car detached garage on Avenue A side of home, and a two car detached garage w/extra storage on the Maple street side of home. Back yard has some fencing and its like your own country flower garden to enjoy. Taxes reflect no exemptions. Accessed value from court house is $85,230.

5. 2017-07-28
   listed $59,900 596-char remark

   Show marketing remark (596 chars)

   Charming home with lots of possibilities. Main level has kitchen, dining room, living room, family room. Open staircase leads to three bedrooms and a full bathroom. The family room on the main level has a water closet, could possibly be a fourth bedrooms. Some replacement windows. The lot size is irregular. One car detached garage on Avenue A side of home, and a two car detached garage w/extra storage on the Maple street side of home. Back yard has some fencing and its like your own country flower garden to enjoy. Taxes reflect no exemptions. Accessed value from court house is $85,230.

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,262 · $188/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 6/10 Major FEMA zone X (unshaded) · 69% 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: −$5,546
• − Property taxes: −$2,262
• − Insurance: −$495
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,880
• Taxable income: $914
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,170/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

+65.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-30 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2026-03-21 Coming Soon $99,000 RMLSA as Distributed by MLS Grid
• 2017-09-22 Sold (MLS) $53,000 RMLSA as Distributed by MLS Grid
• 2017-07-28 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $2,262 · +3.4% YoY. Source: county tax records.