438 Anderson St · Centralia, IL 62801

$67,000

2 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 30 Days on market

Built 1942 5,000 sqft lot Est $115k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute 2-3 bedroom has recieved many updates. Large kitchen, tiled shower tub, covered back porch, and a 1 car garage. kitchen appliances

Key facts

• Spacious family room
• Covered back porch
• 5,000 sq ft lot

Tags

• SPACIOUS FAMILY ROOM
• SEPARATE LAUNDRY ROOM
• COVERED BACK PORCH
• VINYL REPLACEMENT WINDOWS

Property features AI

Finance

• Other: Some photos are virtually staged
• Financial info: Tax exemptions: Homeowner
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Carport; Total of 1 parking space and 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 81–90 years ago; Built before 1978
• Construction: Aluminum siding and frame construction; Asphalt roof; Approximately 1,148 total finished square feet; Not rebuilt or rehabilitated
• Exterior features: Porch; Lot dimensions about 40 x 125; Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen with pantry, approximately 13 x 10; Dishwasher
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on main level, approximately 13 x 11; Second bedroom on main level, approximately 10 x 9
• Flooring: Vinyl flooring in living room and laundry room
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam and baseboard heating; Window air conditioning units
• Interior features: Six total rooms; Separate dining room; Porch
• Laundry & utility: Main-level laundry room, approximately 8 x 7

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 5.8% in Centralia — 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 68/100 on livability (#481 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centralia High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 863 students, 0% FRL).
• Market conditions: 107 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.65%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $115,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Marquis Ave	0.07mi	2/1.0	1,300 (+7%)	7mo	$105,000	$81	79
508 Marquis Ave	0.11mi	3/1.5 (+1)	1,092 (-10%)	5mo	$143,000	$131	67
935 E Mccord St	0.41mi	2/1.0	1,122 (-7%)	5mo	$84,000	$75	64
5 Ronnie	0.57mi	2/2.0	1,212 (0%)	6mo	$158,000	$130	64
617 E 4th St	0.50mi	2/1.0	1,118 (-8%)	0mo	$53,000	$47	64
43 Ridge Rd	0.69mi	2/2.0	1,209 (-0%)	2mo	$77,000	$64	62
1740 Frazier Ave	0.31mi	1/1.0 (-1)	1,074 (-11%)	3mo	$80,000	$74	59
1444 E 4th St	0.31mi	3/2.0 (+1)	1,344 (+11%)	1mo	$136,000	$101	57
1014 E Broadway St	0.31mi	3/1.0 (+1)	1,030 (-15%)	6mo	$97,900	$95	51
525 Kristy Dr	0.66mi	3/1.0 (+1)	1,120 (-8%)	2mo	$125,000	$112	50
1415 Jonquil St St	0.73mi	3/1.5 (+1)	1,280 (+6%)	5mo	$65,000	$51	45
515 E Calumet St	0.70mi	2/1.0	1,040 (-14%)	4mo	$104,000	$100	40

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: 23.0%
• Equity multiple: 1.94×
• Total profit: $17,683
• Equity at exit: $9,990

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $52,180
• Equity at exit: $5,793

Cash invested: $18,760 (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 62801

• Home prices YoY: -13.9%
• Active inventory: 107
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $448

Break-even live

Break-even rent $575

Max offer price $67,000

Occupancy floor 56%

Sensitivity live

Price	-10% $486	-5% $467	+0% $448	+5% $429	+10% $410
Rent	-10% $358	-5% $403	+0% $448	+5% $493	+10% $538
Rate	-1.0pp $482	-0.5pp $465	base $448	+0.5pp $431	+1.0pp $413

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $67,000 Active 30 DOM
2. 2026-06-18
   days on market $67,000 Active 28 DOM
3. 2026-06-17
   days on market $67,000 Active 27 DOM
4. 2026-06-16
   days on market $67,000 Active 26 DOM
5. 2026-06-16
   pricestatus $67,000 Active 25 DOM
6. 2026-06-15
   days on market $74,900 Contingent - Continue to Show 25 DOM
7. 2026-06-13
   days on market $74,900 Contingent - Continue to Show 23 DOM
8. 2026-06-12
   days on market $74,900 Contingent - Continue to Show 22 DOM
9. 2026-06-09
   days on market $74,900 Contingent - Continue to Show 19 DOM
10. 2026-06-08
    days on market $74,900 Contingent - Continue to Show 18 DOM
11. 2026-06-07
    days on market $74,900 Contingent - Continue to Show 17 DOM
12. 2026-06-07
    days on market $74,900 Contingent - Continue to Show 16 DOM
13. 2026-06-04
    days on market $74,900 Contingent - Continue to Show 13 DOM
14. 2026-06-02
    days on market $74,900 Contingent - Continue to Show 12 DOM
15. 2026-06-01
    days on market $74,900 Contingent - Continue to Show 11 DOM
16. 2026-05-31
    days on market $74,900 Contingent - Continue to Show 10 DOM
17. 2026-05-31
    days on market $74,900 Contingent - Continue to Show 9 DOM
18. 2026-05-21
    listed $74,900 Active
19. 2019-04-01
    soldstatus $48,800
20. 2019-03-29
    soldstatus $48,800 140-char remark

    Show marketing remark (140 chars)

    This cute 2-3 bedroom has recieved many updates. Large kitchen, tiled shower tub, covered back porch, and a 1 car garage. kitchen appliances

21. 2019-03-29
    soldstatus $48,800 140-char remark

    Show marketing remark (140 chars)

    This cute 2-3 bedroom has recieved many updates. Large kitchen, tiled shower tub, covered back porch, and a 1 car garage. kitchen appliances

22. 2019-01-28
    listed $49,900 140-char remark

    Show marketing remark (140 chars)

    This cute 2-3 bedroom has recieved many updates. Large kitchen, tiled shower tub, covered back porch, and a 1 car garage. kitchen appliances

23. 2019-01-28
    listed $49,900 140-char remark

    Show marketing remark (140 chars)

    This cute 2-3 bedroom has recieved many updates. Large kitchen, tiled shower tub, covered back porch, and a 1 car garage. kitchen appliances

24. 2012-08-03
    soldstatus $37,500 286-char remark

    Show marketing remark (286 chars)

    Great Starter home in popular neighborhood. 2-3 bedrooms, nice kitchen. Covered deck great for morning coffee & cookouts. Many updates - detailed list in house. Move in condition. Range, refrigerator, dishwasher,microwave, window treatments, garage door opener, fans & fixtures.

25. 2012-08-03
    soldstatus $37,500 286-char remark

    Show marketing remark (286 chars)

    Great Starter home in popular neighborhood. 2-3 bedrooms, nice kitchen. Covered deck great for morning coffee & cookouts. Many updates - detailed list in house. Move in condition. Range, refrigerator, dishwasher,microwave, window treatments, garage door opener, fans & fixtures.

26. 2012-05-30
    listed $42,500 286-char remark

    Show marketing remark (286 chars)

    Great Starter home in popular neighborhood. 2-3 bedrooms, nice kitchen. Covered deck great for morning coffee & cookouts. Many updates - detailed list in house. Move in condition. Range, refrigerator, dishwasher,microwave, window treatments, garage door opener, fans & fixtures.

27. 2012-05-30
    listed $42,500 286-char remark

    Show marketing remark (286 chars)

    Great Starter home in popular neighborhood. 2-3 bedrooms, nice kitchen. Covered deck great for morning coffee & cookouts. Many updates - detailed list in house. Move in condition. Range, refrigerator, dishwasher,microwave, window treatments, garage door opener, fans & fixtures.

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$311/yr (+$26/mo · 34.6%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,702
• − Mortgage interest: −$3,753
• − Property taxes: −$899
• − Insurance: −$335
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$1,949
• Taxable income: $4,574
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,277/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Centralia

• Score: 68/100
• State rank: #481
• US rank: #9987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, IL
• City population: 19,941
• Population (ZIP): 19,941

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.12%
• Current HPI: 211.3835
• 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

+76.2% since first listed

10 events — show timeline

• 2026-05-21 Listed $74,900 MRED as Distributed by MLS Grid
• 2019-04-01 Sold (Public Records) $48,800 Public Records
• 2019-03-29 Sold (MLS) $48,800 MRED as Distributed by MLS Grid
• 2019-03-29 Sold (MLS) $48,800 RMLSA as Distributed by MLS Grid
• 2019-01-28 Listed $49,900 MRED as Distributed by MLS Grid
• 2019-01-28 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2012-08-03 Sold (MLS) $37,500 MRED as Distributed by MLS Grid
• 2012-08-03 Sold (MLS) $37,500 RMLSA as Distributed by MLS Grid
• 2012-05-30 Listed $42,500 MRED as Distributed by MLS Grid
• 2012-05-30 Listed $42,500 RMLSA as Distributed by MLS Grid

Property tax history

-4.1%/yr

Latest (2024): $899 · +0.5% YoY. Source: county tax records.