355 W Walnut St · Canton, IL 61520

$89,000

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 117 Days on market

Built 1911 7,800 sqft lot $98/sqft · 59% above area Est $110k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• 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

Nice Large Two Story Spacious Three Bedroom Home. Very Nice Living and Dining Room with Nice Hardwood Floors. Also, Very Nice Foyer with Very Nice Hardwood Floors. Two Bedrooms Upstairs and a Smaller Room that Could Be Used as a Bedroom (no closet). Also, One Bedroom on the Main Level. Master Bedroom has a Large Walk in Closet. Two Full Bathrooms One on Main Level and One on Upper Floor. Newer Rudd Furnace and Rudd Water Heater in 2024. Central Air New in 2021. Range, Dishwasher, Washer and Dryer Stay (Not Warranted). Owner Has Never Used Washer and Dryer. Front Porch Could be Finished and it Would Make a Nice Four Season Room. Also, Theres a Nice Big 20x49 Detached Garage. Sold As Is!

Key facts

• 7,800 sq ft lot
• 2 garage spots
• Built 1911

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $-48 ($-576/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (16.4% below list).
• Recommended offer: $74k (16.4% below list) — sets the bar for 1% rule.

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: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 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

• It's been on market 117 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,441 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $110,456
• List price: $89,000
• Delta: -19.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Robinson Ct	0.05mi	2/1.0 (-1)	880 (-4%)	3mo	$42,000	$48	81
324 W Spruce St	0.41mi	2/1.0 (-1)	968 (+6%)	1mo	$40,000	$41	61
622 W Walnut St	0.29mi	2/1.0 (-1)	812 (-11%)	0mo	$15,000	$18	59
30 E Maple St	0.47mi	2/1.0 (-1)	832 (-9%)	11mo	$30,000	$36	45
454 S 3rd Ave	0.71mi	3/1.0	1,024 (+12%)	0mo	$9,000	$9	42
746 W Walnut St	0.45mi	2/1.0 (-1)	1,008 (+10%)	13mo	$75,000	$74	42
256 N Avenue B	0.46mi	2/1.0 (-1)	992 (+9%)	16mo	$55,000	$55	41
143 E Spruce St	0.70mi	2/1.0 (-1)	998 (+9%)	2mo	$49,900	$50	41
788 W Pine St	0.52mi	2/1.0 (-1)	966 (+6%)	19mo	$57,000	$59	41
605 S Main St	0.57mi	2/1.0 (-1)	832 (-9%)	12mo	$69,000	$83	40
473 W Olive St	0.61mi	2/1.0 (-1)	1,036 (+14%)	11mo	$61,000	$59	30
936 W Walnut St	0.66mi	2/1.0 (-1)	1,040 (+14%)	12mo	$81,500	$78	26

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-17,453
• Equity at exit: $13,270

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-19,035
• Equity at exit: $7,695

Cash invested: $24,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $744 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $-48

Break-even live

Break-even rent $805

Max offer price $80,524

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-23	+0% $-48	+5% $-73	+10% $-98
Rent	-10% $-107	-5% $-77	+0% $-48	+5% $-19	+10% $11
Rate	-1.0pp $-3	-0.5pp $-25	base $-48	+0.5pp $-71	+1.0pp $-95

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	1.15mi
1100 W Locust St Unit 32 Canton, IL	3.0	2.0	952	$698	$0.73	14d	1	1.22mi
1100 W Locust St Lot 127 Canton, IL	2.0	1.0	700	$325	$0.46	45d	1	1.22mi

Listing history 25 events

1. 2026-06-21
   days on market $89,000 Active 117 DOM
2. 2026-06-21
   days on market $89,000 Active 116 DOM
3. 2026-06-18
   days on market $89,000 Active 114 DOM
4. 2026-06-17
   days on market $89,000 Active 113 DOM
5. 2026-06-16
   days on market $89,000 Active 112 DOM
6. 2026-06-15
   days on market $89,000 Active 111 DOM
7. 2026-06-13
   days on market $89,000 Active 109 DOM
8. 2026-06-12
   days on market $89,000 Active 108 DOM
9. 2026-06-09
   days on market $89,000 Active 105 DOM
10. 2026-06-08
    days on market $89,000 Active 104 DOM
11. 2026-06-07
    days on market $89,000 Active 103 DOM
12. 2026-06-07
    days on market $89,000 Active 102 DOM
13. 2026-06-04
    days on market $89,000 Active 99 DOM
14. 2026-06-02
    days on market $89,000 Active 98 DOM
15. 2026-06-01
    days on market $89,000 Active 97 DOM
16. 2026-05-31
    days on market $89,000 Active 96 DOM
17. 2026-05-31
    days on market $89,000 Active 95 DOM
18. 2026-05-19
    price $89,000 694-char remark

    Show marketing remark (694 chars)

    Nice Large Two Story Spacious Three Bedroom Home. Very Nice Living and Dining Room with Nice Hardwood Floors. Also, Very Nice Foyer with Very Nice Hardwood Floors. Two Bedrooms Upstairs and a Smaller Room that Could Be Used as a Bedroom (no closet). Also, One Bedroom on the Main Level. Master Bedroom has a Large Walk in Closet. Two Full Bathrooms One on Main Level and One on Upper Floor. Newer Rudd Furnace and Rudd Water Heater in 2024. Central Air New in 2021. Range, Dishwasher, Washer and Dryer Stay (Not Warranted). Owner Has Never Used Washer and Dryer. Front Porch Could be Finished and it Would Make a Nice Four Season Room. Also, Theres a Nice Big 20x49 Detached Garage. Sold As Is!

19. 2026-04-08
    price $99,000 694-char remark

    Show marketing remark (694 chars)

    Nice Large Two Story Spacious Three Bedroom Home. Very Nice Living and Dining Room with Nice Hardwood Floors. Also, Very Nice Foyer with Very Nice Hardwood Floors. Two Bedrooms Upstairs and a Smaller Room that Could Be Used as a Bedroom (no closet). Also, One Bedroom on the Main Level. Master Bedroom has a Large Walk in Closet. Two Full Bathrooms One on Main Level and One on Upper Floor. Newer Rudd Furnace and Rudd Water Heater in 2024. Central Air New in 2021. Range, Dishwasher, Washer and Dryer Stay (Not Warranted). Owner Has Never Used Washer and Dryer. Front Porch Could be Finished and it Would Make a Nice Four Season Room. Also, Theres a Nice Big 20x49 Detached Garage. Sold As Is!

20. 2026-02-25
    listed $109,000 Active 694-char remark

    Show marketing remark (694 chars)

    Nice Large Two Story Spacious Three Bedroom Home. Very Nice Living and Dining Room with Nice Hardwood Floors. Also, Very Nice Foyer with Very Nice Hardwood Floors. Two Bedrooms Upstairs and a Smaller Room that Could Be Used as a Bedroom (no closet). Also, One Bedroom on the Main Level. Master Bedroom has a Large Walk in Closet. Two Full Bathrooms One on Main Level and One on Upper Floor. Newer Rudd Furnace and Rudd Water Heater in 2024. Central Air New in 2021. Range, Dishwasher, Washer and Dryer Stay (Not Warranted). Owner Has Never Used Washer and Dryer. Front Porch Could be Finished and it Would Make a Nice Four Season Room. Also, Theres a Nice Big 20x49 Detached Garage. Sold As Is!

21. 2019-12-19
    soldstatus $60,000 387-char remark

    Show marketing remark (387 chars)

    Nice large two story spacious home has 4 bedrooms upstairs and a bedroom on the main level. Kitchen and bath are updated (appliances are negotiable) and this home has plenty of room for storage and is well cared for. Sits on a 50 x 150 ft lot with a large 20 x 49 garage with additional 20 x 25 ft loft area. Home also has a nice enclosed front porch and a 13 x 20 ft wood back deck.

22. 2019-12-19
    soldstatus $60,000 387-char remark

    Show marketing remark (387 chars)

    Nice large two story spacious home has 4 bedrooms upstairs and a bedroom on the main level. Kitchen and bath are updated (appliances are negotiable) and this home has plenty of room for storage and is well cared for. Sits on a 50 x 150 ft lot with a large 20 x 49 garage with additional 20 x 25 ft loft area. Home also has a nice enclosed front porch and a 13 x 20 ft wood back deck.

23. 2019-12-19
    soldstatus $60,000

    Show marketing remark (387 chars)

    Nice large two story spacious home has 4 bedrooms upstairs and a bedroom on the main level. Kitchen and bath are updated (appliances are negotiable) and this home has plenty of room for storage and is well cared for. Sits on a 50 x 150 ft lot with a large 20 x 49 garage with additional 20 x 25 ft loft area. Home also has a nice enclosed front porch and a 13 x 20 ft wood back deck.

24. 2019-07-05
    listed $66,900 387-char remark

    Show marketing remark (387 chars)

    Nice large two story spacious home has 4 bedrooms upstairs and a bedroom on the main level. Kitchen and bath are updated (appliances are negotiable) and this home has plenty of room for storage and is well cared for. Sits on a 50 x 150 ft lot with a large 20 x 49 garage with additional 20 x 25 ft loft area. Home also has a nice enclosed front porch and a 13 x 20 ft wood back deck.

25. 2019-07-05
    listed $66,900 387-char remark

    Show marketing remark (387 chars)

    Nice large two story spacious home has 4 bedrooms upstairs and a bedroom on the main level. Kitchen and bath are updated (appliances are negotiable) and this home has plenty of room for storage and is well cared for. Sits on a 50 x 150 ft lot with a large 20 x 49 garage with additional 20 x 25 ft loft area. Home also has a nice enclosed front porch and a 13 x 20 ft wood back deck.

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$550/yr (+$46/mo · 59.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% 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: $8,933
• − Mortgage interest: −$4,985
• − Property taxes: −$921
• − Insurance: −$1,112
• − Repairs & maintenance: −$715
• − Management: −$715
• − Depreciation: −$2,589
• Taxable loss: −$2,103
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $-71/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

+33.0% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $89,000 RMLSA as Distributed by MLS Grid
• 2026-04-08 Price Changed $99,000 RMLSA as Distributed by MLS Grid
• 2026-02-25 Listed $109,000 RMLSA as Distributed by MLS Grid
• 2019-12-19 Sold (Public Records) $60,000 Public Records
• 2019-12-19 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2019-12-19 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2019-07-05 Listed $66,900 RMLSA as Distributed by MLS Grid
• 2019-07-05 Listed $66,900 MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $921 · -4.9% YoY. Source: county tax records.