469 N 2nd Ave · Canton, IL 61520

$94,000

3 bd · 1.5 ba · 672 sqft · SingleFamily public records · 116 Days on market

Built 1916 4,674 sqft lot $140/sqft · 124% above area Est $96k · at est. ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +8.5/15.0
• 1% rule +7.8/10.0
• 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

Beautiful woodwork, open staircase and hardwood floors in this Sears Foursquare. The main level features a a formal dining room with a built-in buffet, adorned with beveled leaded glass. The kitchen has an adjacent mudroom, perfect for a pantry. Upstairs are three bedrooms, one with an enclosed porch, and a full bath with amazing storage. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. Updates include Duro-Last roof above upper porch (2022), H2O heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Some photos are virtually staged.

Key facts

• Open staircase
• Formal dining room
• Built-in buffet

Tags

• OPEN STAIRCASE
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• BUILT-IN BUFFET
• BEVELED LEADED GLASS
• ADJACENT MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

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; 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 $650 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (median comp): $96,120
• List price: $94,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Haffner Blvd	0.62mi	2/1.0 (-1)	676 (+1%)	8mo	$35,000	$52	57
270 N 11th Ave	0.68mi	2/1.0 (-1)	672 (0%)	19mo	$56,000	$83	45
1025 E Locust St	0.67mi	2/1.0 (-1)	672 (0%)	20mo	$40,000	$60	45
559 E Pine St	0.57mi	3/1.0	740 (+10%)	15mo	$46,500	$63	42
543 N 6th Ave	0.33mi	2/1.0 (-1)	753 (+12%)	20mo	$45,900	$61	41
1140 E Myrtle St	0.72mi	2/1.0 (-1)	744 (+11%)	3mo	$87,500	$118	39
325 Iris Ct	0.74mi	3/1.0	720 (+7%)	23mo	$69,900	$97	32
215 Haffner Blvd	0.66mi	2/1.0 (-1)	768 (+14%)	16mo	$108,000	$141	25

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-198
• Equity at exit: $14,016

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $19,344
• Equity at exit: $8,127

Cash invested: $26,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $235

Break-even live

Break-even rent $902

Max offer price $94,000

Occupancy floor 75%

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: $23,500
• Closing costs: $2,820
• 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	13d	1	0.46mi

Listing history 25 events

1. 2026-06-18
   days on market $94,000 Active 116 DOM
2. 2026-06-17
   days on market $94,000 Active 115 DOM
3. 2026-06-16
   days on market $94,000 Active 114 DOM
4. 2026-06-15
   days on market $94,000 Active 113 DOM
5. 2026-06-13
   days on market $94,000 Active 111 DOM
6. 2026-06-12
   days on market $94,000 Active 110 DOM
7. 2026-06-09
   days on market $94,000 Active 107 DOM
8. 2026-06-08
   days on market $94,000 Active 106 DOM
9. 2026-06-07
   days on market $94,000 Active 105 DOM
10. 2026-06-07
    days on market $94,000 Active 104 DOM
11. 2026-06-04
    days on market $94,000 Active 101 DOM
12. 2026-06-02
    days on market $94,000 Active 100 DOM
13. 2026-06-01
    days on market $94,000 Active 99 DOM
14. 2026-05-31
    days on market $94,000 Active 98 DOM
15. 2026-05-31
    days on market $94,000 Active 97 DOM
16. 2026-04-01
    price $99,000 651-char remark

    Show marketing remark (651 chars)

    Beautiful woodwork, open staircase and hardwood floors in this Sears Foursquare. The main level features a a formal dining room with a built-in buffet, adorned with beveled leaded glass. The kitchen has an adjacent mudroom, perfect for a pantry. Upstairs are three bedrooms, one with an enclosed porch, and a full bath with amazing storage. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. Updates include Duro-Last roof above upper porch (2022), H2O heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Some photos are virtually staged.

17. 2026-02-22
    listed $105,000 Active 651-char remark

    Show marketing remark (651 chars)

    Beautiful woodwork, open staircase and hardwood floors in this Sears Foursquare. The main level features a a formal dining room with a built-in buffet, adorned with beveled leaded glass. The kitchen has an adjacent mudroom, perfect for a pantry. Upstairs are three bedrooms, one with an enclosed porch, and a full bath with amazing storage. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. Updates include Duro-Last roof above upper porch (2022), H2O heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Some photos are virtually staged.

18. 2023-07-28
    soldstatus $104,000
19. 2023-07-27
    soldstatus $92,000 Closed 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

20. 2023-07-08
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

21. 2023-06-17
    historical Under Contract 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

22. 2023-05-31
    price $104,000 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

23. 2023-03-08
    price $109,000 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

24. 2023-01-30
    price $114,000 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

25. 2022-12-01
    listed $119,000 Active 863-char remark

    Show marketing remark (863 chars)

    Right out of a Hallmark movie, this traditional 3 bedroom, 1 bath vinyl sided Sears Foursquare with loads of charm features gorgeous natural woodwork and hardwood floors. The exterior offers a large covered front porch, rear deck, fenced yard, and a two car detached garage. An open staircase compliments the large living room. Main level also features a formal dining room with built-in buffet adorned with beveled glass windows, and an eat-in kitchen with adjacent mudroom or office area. Upstairs you will find three bedrooms -- one with a charming enclosed porch, and a full bathroom complimented with built-in storage. Updates include Duro-Last roof above upper porch (2022), HW heater (2022), roof and siding (2017), and A/C unit (2012). There is a shower/toilet/sink area in the basement. Seller is offering a home warranty upon acceptance of offer.

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,169 · $181/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: −$5,265
• − Property taxes: −$2,169
• − Insurance: −$470
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,735
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,472/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

-16.8% since first listed

10 events — show timeline

• 2026-04-01 Price Changed $99,000 RMLSA as Distributed by MLS Grid
• 2026-02-22 Listed $105,000 RMLSA as Distributed by MLS Grid
• 2023-07-28 Sold (Public Records) $104,000 Public Records
• 2023-07-27 Sold (MLS) $92,000 RMLSA as Distributed by MLS Grid
• 2023-07-08 Pending — RMLSA as Distributed by MLS Grid
• 2023-06-17 Contingent — RMLSA as Distributed by MLS Grid
• 2023-05-31 Price Changed $104,000 RMLSA as Distributed by MLS Grid
• 2023-03-08 Price Changed $109,000 RMLSA as Distributed by MLS Grid
• 2023-01-30 Price Changed $114,000 RMLSA as Distributed by MLS Grid
• 2022-12-01 Listed $119,000 RMLSA as Distributed by MLS Grid

Property tax history

+30.4%/yr

Latest (2024): $2,169 · -19.3% YoY. Source: county tax records.