526 E Walnut St · Canton, IL 61520

$89,900

4 bd · 3.0 ba · 1,440 sqft · Other public records · 79 Days on market

Built 1921 $62/sqft · 32% above area Est $116k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Don't let the curb appeal fool you!!! All 3 apartments have been updated and are very comfortable and livable. Tenants pay all gas and electric. 3 electric meters, 3 gas meters, 3 water heaters, 2 furnaces and 1 apartment with baseboard heat. One apartment just recently became available and the tenants in other 2 apartments have both lived here 8+ years. Much room for growth in equity and income for the savvy investor.

Key facts

• 3 parking spots
• Built 1921
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $44k; list at $90k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $116,469
• List price: $89,900
• Delta: -22.81%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $10,546
• Equity at exit: $13,404

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $41,573
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $394

Break-even live

Break-even rent $785

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $89,900 Active 79 DOM
2. 2026-06-17
   days on market $89,900 Active 78 DOM
3. 2026-06-16
   days on market $89,900 Active 77 DOM
4. 2026-06-15
   days on market $89,900 Active 76 DOM
5. 2026-06-13
   days on market $89,900 Active 74 DOM
6. 2026-06-12
   days on market $89,900 Active 73 DOM
7. 2026-06-09
   days on market $89,900 Active 70 DOM
8. 2026-06-08
   days on market $89,900 Active 69 DOM
9. 2026-06-07
   days on market $89,900 Active 68 DOM
10. 2026-06-07
    days on market $89,900 Active 67 DOM
11. 2026-06-04
    days on market $89,900 Active 64 DOM
12. 2026-06-02
    days on market $89,900 Active 63 DOM
13. 2026-06-01
    days on market $89,900 Active 62 DOM
14. 2026-05-31
    days on market $89,900 Active 61 DOM
15. 2026-05-31
    days on market $89,900 Active 60 DOM
16. 2026-03-31
    listed $89,900 Active 422-char remark

    Show marketing remark (422 chars)

    Don't let the curb appeal fool you!!! All 3 apartments have been updated and are very comfortable and livable. Tenants pay all gas and electric. 3 electric meters, 3 gas meters, 3 water heaters, 2 furnaces and 1 apartment with baseboard heat. One apartment just recently became available and the tenants in other 2 apartments have both lived here 8+ years. Much room for growth in equity and income for the savvy investor.

17. 2023-12-25
    historical $450
18. 2023-12-21
    listed $450
19. 2023-03-31
    soldstatus $43,500 Closed 280-char remark

    Show marketing remark (280 chars)

    Great Investment opportunity! 2 Story Three Unit rental property. Each Unit has its own heating, electric and Water Heaters. Each unit has its own electric and gas meter. Landlord currently pays water bill which includes trash pickup. Off street parking available. Full Occupancy.

20. 2023-03-31
    soldstatus $43,500 280-char remark

    Show marketing remark (280 chars)

    Great Investment opportunity! 2 Story Three Unit rental property. Each Unit has its own heating, electric and Water Heaters. Each unit has its own electric and gas meter. Landlord currently pays water bill which includes trash pickup. Off street parking available. Full Occupancy.

21. 2023-02-20
    status Pending 280-char remark

    Show marketing remark (280 chars)

    Great Investment opportunity! 2 Story Three Unit rental property. Each Unit has its own heating, electric and Water Heaters. Each unit has its own electric and gas meter. Landlord currently pays water bill which includes trash pickup. Off street parking available. Full Occupancy.

22. 2023-02-13
    listed $39,900 Active 280-char remark

    Show marketing remark (280 chars)

    Great Investment opportunity! 2 Story Three Unit rental property. Each Unit has its own heating, electric and Water Heaters. Each unit has its own electric and gas meter. Landlord currently pays water bill which includes trash pickup. Off street parking available. Full Occupancy.

23. 2023-02-13
    listed $39,900 280-char remark

    Show marketing remark (280 chars)

    Great Investment opportunity! 2 Story Three Unit rental property. Each Unit has its own heating, electric and Water Heaters. Each unit has its own electric and gas meter. Landlord currently pays water bill which includes trash pickup. Off street parking available. Full Occupancy.

24. 2021-08-06
    historical
25. 2011-07-22
    soldstatus $55,000
26. 2005-02-08
    soldstatus $27,000
27. 2005-01-04
    listed $27,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$352/yr (+$29/mo · 26.3%)

ⓘ 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) · 75% 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: $15,408
• − Mortgage interest: −$5,036
• − Property taxes: −$1,337
• − Insurance: −$450
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,615
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,887/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

+233.0% since first listed

12 events — show timeline

• 2026-03-31 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2023-12-25 Rental Removed $450 BUILDIUM
• 2023-12-21 Listed for Rent $450 BUILDIUM
• 2023-03-31 Sold (MLS) $43,500 MRED as Distributed by MLS Grid
• 2023-03-31 Sold (MLS) $43,500 RMLSA as Distributed by MLS Grid
• 2023-02-20 Pending — RMLSA as Distributed by MLS Grid
• 2023-02-13 Listed $39,900 MRED as Distributed by MLS Grid
• 2023-02-13 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2011-07-22 Sold (Public Records) $55,000 Public Records
• 2005-02-08 Sold (MLS) $27,000 RMLSA as Distributed by MLS Grid
• 2005-01-04 Listed $27,000 RMLSA as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2024): $1,337 · +1.6% YoY. Source: county tax records.