1013 N Central Ave · Paris, IL 61944

$79,450

2 bd · 1.0 ba · 988 sqft · SingleFamily · 18 Days on market

Built 1940 10,500 sqft lot Est $83k · at est.

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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 +22.4/30.0
• ARV discount +9.4/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This very well maintained home is perfect for a small family. 2 bedrooms and 1 bath with a very nice basement that could be easily converted to living space. Central Air and Furnace replaced 2008, Roof Replaced 2001, Water heater replaced 2009. Newer insulation and replacement windows keeps the utilities low. 100 Amp electric service and hardwood floors under carpet upstairs.

Key facts

• 0.24 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Concrete road access; Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full, unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#342 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Paris-Union SD 95 (town): math 25% / reading 42% proficiency, ranked #227 of 620 in IL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 6 units permitted in Edgar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Edgar County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $62k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,258 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $82,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 N Central Ave	0.00mi	2/1.0	988 (0%)	1mo	$79,450	$80	99
9 Parisian Ct	0.07mi	2/1.0	1,048 (+6%)	15mo	$89,000	$85	74
207 W Blackburn St	0.30mi	2/1.0	974 (-1%)	22mo	$103,180	$106	65
320 Parrish St	0.44mi	3/1.0 (+1)	974 (-1%)	13mo	$45,000	$46	62
722 Connelly St	0.39mi	3/1.0 (+1)	928 (-6%)	7mo	$141,700	$153	61
308 W Edgar St	0.60mi	2/1.0	951 (-4%)	6mo	$95,000	$100	60
1202 Tucker Beach Rd	0.53mi	2/1.0	899 (-9%)	4mo	$46,000	$51	57
801 N Central Ave	0.31mi	2/2.0	1,100 (+11%)	11mo	$92,000	$84	54
126 E Elliott St	0.23mi	3/1.0 (+1)	860 (-13%)	11mo	$92,500	$108	54
611 N Central Ave	0.53mi	2/1.0	892 (-10%)	9mo	$12,000	$13	52
701 N Central Ave	0.45mi	2/1.0	1,120 (+13%)	12mo	$17,000	$15	47
224 Bristol St	0.71mi	3/1.0 (+1)	938 (-5%)	22mo	$45,000	$48	35

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-4,428
• Equity at exit: $11,846

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $7,097
• Equity at exit: $6,869

Cash invested: $22,246 (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 61944

• Active inventory: 82
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $132

Break-even live

Break-even rent $724

Max offer price $79,450

Occupancy floor 80%

Sensitivity live

Price	-10% $177	-5% $155	+0% $132	+5% $110	+10% $87
Rent	-10% $62	-5% $97	+0% $132	+5% $167	+10% $203
Rate	-1.0pp $172	-0.5pp $152	base $132	+0.5pp $112	+1.0pp $91

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: $19,862
• Closing costs: $2,384
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-10
   historical Active Under Contract
3. 2026-04-06
   listed $79,450 Active
4. 2016-01-22
   soldstatus $62,500 379-char remark

   Show marketing remark (380 chars)

   This very well maintained home is perfect for a small family. 2 bedrooms and 1 bath with a very nice basement that could be easily converted to living space. Central Air and Furnace replaced 2008, Roof Replaced 2001, Water heater replaced 2009. Newer insulation and replacement windows keeps the utilities low. 100 Amp electric service and hardwood floors under carpet upstairs.

5. 2016-01-22
   soldstatus $62,500 380-char remark

   Show marketing remark (380 chars)

   This very well maintained home is perfect for a small family. 2 bedrooms and 1 bath with a very nice basement that could be easily converted to living space. Central Air and Furnace replaced 2008, Roof Replaced 2001, Water heater replaced 2009. Newer insulation and replacement windows keeps the utilities low. 100 Amp electric service and hardwood floors under carpet upstairs.

6. 2015-11-30
   listed $64,900 379-char remark

   Show marketing remark (380 chars)

   This very well maintained home is perfect for a small family. 2 bedrooms and 1 bath with a very nice basement that could be easily converted to living space. Central Air and Furnace replaced 2008, Roof Replaced 2001, Water heater replaced 2009. Newer insulation and replacement windows keeps the utilities low. 100 Amp electric service and hardwood floors under carpet upstairs.

7. 2015-11-30
   listed $64,900 380-char remark

   Show marketing remark (380 chars)

   This very well maintained home is perfect for a small family. 2 bedrooms and 1 bath with a very nice basement that could be easily converted to living space. Central Air and Furnace replaced 2008, Roof Replaced 2001, Water heater replaced 2009. Newer insulation and replacement windows keeps the utilities low. 100 Amp electric service and hardwood floors under carpet upstairs.

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: +$167/yr (+$14/mo · 11.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,700
• − Mortgage interest: −$4,450
• − Property taxes: −$1,470
• − Insurance: −$397
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,311
• Taxable income: $359
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $1,500/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: Paris-Union SD 95
• NCES district ID: 1730750
• Math proficiency: 25% ▼ -4.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $36,294
• Composite: 27.73/100
• National rank: #6901
• State rank: #227 of 620 in IL

Livability — Paris

• Score: 71/100
• State rank: #342
• US rank: #6933

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, IL
• City population: 11,426
• Population (ZIP): 11,426

Population outlook (Edgar County) Hauer SSP2

• Today (2025): 15,960 people
• By 2030: 14,978 · -6.2%
• By 2040: 12,990 · -18.6%
• By 2050: 11,087 · -30.5%
• By 2075: 7,338 · -54.0%
• By 2100: 4,526 · -71.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Edgar

• 2024 margin: Solid R (+52.4) · D 23.0% · R 75.3% · Other 1.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -7.9pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+52.5 2016: R+49.5 2012: R+32.8 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.48%
• Current HPI: 108.1718
• 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

+22.4% since first listed

7 events — show timeline

• 2026-04-24 Pending — CIBR
• 2026-04-10 Contingent — CIBR
• 2026-04-06 Listed $79,450 CIBR
• 2016-01-22 Sold (MLS) $62,500 MRED as Distributed by MLS Grid
• 2016-01-22 Sold (MLS) $62,500 CIBR
• 2015-11-30 Listed $64,900 MRED as Distributed by MLS Grid
• 2015-11-30 Listed $64,900 CIBR

Property tax history

+27.0%/yr

Latest (2024): $1,470 · +86.1% YoY. Source: county tax records.