270 N Avenue C St · Canton, IL 61520

$89,900

4 bd · 3.0 ba · 1,333 sqft · Other public records · 81 Days on market

Built 1896 7,828 sqft lot $67/sqft · 21% above area Est $116k · 23% under ↓ 37% since listing

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Why this score? — see what drove the F 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 +5.8/30.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A little polish on the exterior will match the interior!!! All 3 apartments have been updated and are very comfortable resulting in tenants that have resided here 2-4 years. Tenants pay all gas and electric. 3 electric meters, 2 gas meters, 3 water heaters, 2 furnaces and 1 apartment with baseboard heat. Owner has also available a fully rented duplex and a 1 story project home.

Key facts

• 7,828 sq ft lot
• 3 parking spots
• Built 1896

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 $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (22.4% below list).
• Recommended offer: $58k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 7.9% in Canton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $18k; list at $90k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,494 (34.9% 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 81 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.78% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.48%
• DSCR: 0.62
• GRM: 10.7

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: -31.1%
• Equity multiple: -0.03×
• Total profit: $-25,814
• Equity at exit: $13,404

10-year hold

• IRR: -33.7%
• Equity multiple: -0.46×
• Total profit: $-36,746
• 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: 108
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $698 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $-178

Break-even live

Break-even rent $923

Max offer price $58,494

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-152	+0% $-178	+5% $-203	+10% $-229
Rent	-10% $-233	-5% $-205	+0% $-178	+5% $-150	+10% $-123
Rate	-1.0pp $-133	-0.5pp $-155	base $-178	+0.5pp $-201	+1.0pp $-225

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 W Locust St Unit 32 Canton, IL	3.0	2.0	952	$698	$0.73	14d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 81 DOM
2. 2026-06-18
   days on market $89,900 Active 79 DOM
3. 2026-06-17
   days on market $89,900 Active 78 DOM
4. 2026-06-16
   days on market $89,900 Active 77 DOM
5. 2026-06-15
   days on market $89,900 Active 76 DOM
6. 2026-06-13
   days on market $89,900 Active 74 DOM
7. 2026-06-12
   days on market $89,900 Active 73 DOM
8. 2026-06-09
   days on market $89,900 Active 70 DOM
9. 2026-06-08
   days on market $89,900 Active 69 DOM
10. 2026-06-07
    days on market $89,900 Active 68 DOM
11. 2026-06-07
    days on market $89,900 Active 67 DOM
12. 2026-06-04
    days on market $89,900 Active 64 DOM
13. 2026-06-02
    days on market $89,900 Active 63 DOM
14. 2026-06-01
    days on market $89,900 Active 62 DOM
15. 2026-05-31
    days on market $89,900 Active 61 DOM
16. 2026-05-31
    days on market $89,900 Active 60 DOM
17. 2026-03-31
    listed $89,900 Active 380-char remark

    Show marketing remark (380 chars)

    A little polish on the exterior will match the interior!!! All 3 apartments have been updated and are very comfortable resulting in tenants that have resided here 2-4 years. Tenants pay all gas and electric. 3 electric meters, 2 gas meters, 3 water heaters, 2 furnaces and 1 apartment with baseboard heat. Owner has also available a fully rented duplex and a 1 story project home.

18. 2018-03-26
    soldstatus $17,600
19. 2018-03-15
    soldstatus $17,500 335-char remark

    Show marketing remark (335 chars)

    Be the new owner of this large tri-plex. Two two-bedroom units and one one-bedroom unit. Sold as-is. Owner and nonprofit buyers only for the first 20 days. Investor offers will be reviewed starting day 21. Buyers will be required to sign an occupancy cert. Sellers will review offers after the property has been on the market 7 days.

20. 2018-01-17
    listed $19,900 335-char remark

    Show marketing remark (335 chars)

    Be the new owner of this large tri-plex. Two two-bedroom units and one one-bedroom unit. Sold as-is. Owner and nonprofit buyers only for the first 20 days. Investor offers will be reviewed starting day 21. Buyers will be required to sign an occupancy cert. Sellers will review offers after the property has been on the market 7 days.

21. 2007-08-03
    soldstatus $142,702

ⓘ 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: $2,644 · $220/mo
• Projected year-2 tax: $2,644 · $220/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 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: $8,376
• − Mortgage interest: −$5,036
• − Property taxes: −$2,644
• − Insurance: −$450
• − Repairs & maintenance: −$670
• − Management: −$670
• − Depreciation: −$2,615
• Taxable loss: −$3,708
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-1,243/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

-37.0% since first listed

5 events — show timeline

• 2026-03-31 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2018-03-26 Sold (Public Records) $17,600 Public Records
• 2018-03-15 Sold (MLS) $17,500 RMLSA as Distributed by MLS Grid
• 2018-01-17 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2007-08-03 Sold (Public Records) $142,702 Public Records

Property tax history

+8.6%/yr

Latest (2024): $2,644 · +0.0% YoY. Source: county tax records.