265 Fulton Pl · Canton, IL 61520

$19,900

2 bd · 1.0 ba · 884 sqft · Other public records · 53 Days on market

Built 1900 5,600 sqft lot $23/sqft · 67% below area ↓ 40% since listing

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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 +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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good potential for this 2 bedroom home, potential for a third bedroom on main level or second floor, interior could be reconfigured to make into a 3 bedroom home, use your imagination and decorating skills to transform this home, home sold "as is", property is being listed, sight unseen, no showings allowed, no interior access til further notice,

Key facts

• 5,600 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

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 ($597 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 7.9% in Canton — 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 (#318 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities 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.
• Market conditions: 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $5k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1900 — 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. 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: 3.00% ✓
• Cap rate: 26.42%
• Cash-on-cash: 71.87%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (median comp): $76,718
• List price: $19,900
• Delta: -74.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.5%
• Equity multiple: 4.24×
• Total profit: $18,040
• Equity at exit: $2,967

10-year hold

• IRR: 75.5%
• Equity multiple: 8.74×
• Total profit: $43,116
• Equity at exit: $1,721

Cash invested: $5,572 (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 61520

• Active inventory: 102
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $597 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$125
• Net cashflow: $334

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 39%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 W Locust St Unit 6 Canton, IL	1.0	1.0	780	$650	$0.83	43d	1	0.55mi
437 N 8th Ave Canton, IL	2.0	1.0	690	$1,200	$1.74	13d	1	1.17mi
1100 W Locust St Unit 32 Canton, IL	3.0	2.0	952	$698	$0.73	13d	1	1.37mi
1100 W Locust St Lot 127 Canton, IL	2.0	1.0	700	$325	$0.46	43d	1	1.39mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $19,900 Pending 53 DOM
2. 2026-06-04
   days on market $19,900 Active 52 DOM
3. 2026-06-02
   days on market $19,900 Active 51 DOM
4. 2026-06-01
   days on market $19,900 Active 50 DOM
5. 2026-05-31
   days on market $19,900 Active 49 DOM
6. 2026-05-31
   days on market $19,900 Active 48 DOM
7. 2026-05-13
   price $19,900 358-char remark

   Show marketing remark (358 chars)

   Good potential for this 2 bedroom home, potential for a third bedroom on main level or second floor, interior could be reconfigured to make into a 3 bedroom home, use your imagination and decorating skills to transform this home, home sold "as is", property is being listed, sight unseen, no showings allowed, no interior access til further notice,

8. 2026-04-11
   listed $24,900 Active 358-char remark

   Show marketing remark (358 chars)

   Good potential for this 2 bedroom home, potential for a third bedroom on main level or second floor, interior could be reconfigured to make into a 3 bedroom home, use your imagination and decorating skills to transform this home, home sold "as is", property is being listed, sight unseen, no showings allowed, no interior access til further notice,

9. 2021-08-06
   historical
10. 2020-10-27
    soldstatus $34,000
11. 2020-10-27
    soldstatus $34,000
12. 2020-04-27
    listed $33,900
13. 2020-04-27
    listed $33,900
14. 2016-08-18
    soldstatus $30,000
15. 2016-08-15
    soldstatus $30,000
16. 2015-04-21
    listed $33,000

ⓘ 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 ≥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: $7,158
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$573
• − Management: −$573
• − Depreciation: −$579
• Taxable income: $3,921
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,064/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

-39.7% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $19,900 RMLSA as Distributed by MLS Grid
• 2026-04-11 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-10-27 Sold (MLS) $34,000 MRED as Distributed by MLS Grid
• 2020-10-27 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2020-04-27 Listed $33,900 MRED as Distributed by MLS Grid
• 2020-04-27 Listed $33,900 RMLSA as Distributed by MLS Grid
• 2016-08-18 Sold (Public Records) $30,000 Public Records
• 2016-08-15 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2015-04-21 Listed $33,000 RMLSA as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2024): $998 · +1.7% YoY. Source: county tax records.