200 E Chestnut St · Anna, IL 62906

$50,000

2 bd · 1.0 ba · 756 sqft · SingleFamily · 9 Days on market

Built 1936 3,920 sqft lot Est $51k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move into--all the upgrades are complete: roof, siding, windows, kitchen cabinets. Just pack your bags! range, refrigerator

Key facts

• Hardwood floors
• 3,920 sq ft lot
• 3 parking spots

Tags

• HARDWOOD FLOORS

Property features AI

Finance

• Other: Parcel number 140008393A
• HOA & community: No master association fee required

Exterior

• Parking: Three parking spaces; Gravel parking, off-alley access, owned
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Cable available
• Home design: Detached single-family home; One-story; Fee simple ownership; Built 81-90 years ago; Commuter bus access nearby
• Construction: Vinyl siding over frame construction; Asphalt roof; Concrete perimeter foundation; Home built before 1978
• Exterior features: Corner lot (dimensions 45 x 90); Less than 0.25 acre lot

Interior

• Kitchen: Kitchen on main level (14 x 13) with double pane windows and vinyl flooring
• Bedrooms: Main-level master bedroom (13 x 10) with double pane windows and hardwood flooring; Main-level bedroom (13 x 9) with double pane windows and hardwood flooring; Additional bedrooms listed (total 2)
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Insulated windows; Full attic; Unfinished full basement with walk-out access; Water heater (electric)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $50k).
• Cap rate 13.3% vs local median 5.7% in Anna — 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 56/100 on livability (#1,184 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Anna Jonesboro Chsd 81 (town): math 20% / reading 30% proficiency, ranked #623 of 919 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Anna-Jonesboro High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 497 students, 0% FRL).
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -18% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $34k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1936 — 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 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?
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: 1.50% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $50,652
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 N Main St	0.18mi	2/1.0	816 (+8%)	2mo	$54,900	$67	77
202 N Wilson St	0.29mi	1/1.0 (-1)	816 (+8%)	6mo	$50,000	$61	64
314 E Douglas St	0.26mi	2/1.0	840 (+11%)	8mo	$68,500	$82	63
304 Douglas St	0.27mi	2/1.0	840 (+11%)	9mo	$41,000	$49	61
211 Forest St	0.31mi	1/1.0 (-1)	816 (+8%)	13mo	$83,000	$102	56
203 George St	0.67mi	2/1.0	768 (+2%)	14mo	$18,000	$23	54
203 George St	0.67mi	2/1.0	768 (+2%)	14mo	$18,000	$23	54
706 Mckinley St	0.40mi	2/1.0	820 (+8%)	18mo	$63,000	$77	52
118 W Lewis St	0.47mi	2/1.0	832 (+10%)	22mo	$89,000	$107	43

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $10,457
• Equity at exit: $7,455

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $32,959
• Equity at exit: $4,323

Cash invested: $14,000 (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 62906

• Home prices YoY: -13.6%
• Active inventory: 38
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $292

Break-even live

Break-even rent $381

Max offer price $50,000

Occupancy floor 56%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 W Jefferson St Apt 3A Anna, IL	2.0	1.0	600	$750	$1.25	43d	1	0.35mi

Listing history 10 events

1. 2026-05-22
   status Pending
2. 2026-05-12
   listed $50,000 Active
3. 2021-08-06
   historical
4. 2011-11-17
   soldstatus $34,000 132-char remark

   Show marketing remark (132 chars)

   Ready to move into--all the upgrades are complete: roof, siding, windows, kitchen cabinets. Just pack your bags! range, refrigerator

5. 2011-11-17
   soldstatus $34,000 132-char remark

   Show marketing remark (132 chars)

   Ready to move into--all the upgrades are complete: roof, siding, windows, kitchen cabinets. Just pack your bags! range, refrigerator

6. 2011-01-29
   listed $35,000 132-char remark

   Show marketing remark (132 chars)

   Ready to move into--all the upgrades are complete: roof, siding, windows, kitchen cabinets. Just pack your bags! range, refrigerator

7. 2011-01-29
   listed $35,000 132-char remark

   Show marketing remark (132 chars)

   Ready to move into--all the upgrades are complete: roof, siding, windows, kitchen cabinets. Just pack your bags! range, refrigerator

8. 2003-08-29
   soldstatus $10,500
9. 2003-07-21
   listed $12,900
10. 2003-07-17
    historical

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$461/yr (+$38/mo · 215.5%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$2,801
• − Property taxes: −$214
• − Insurance: −$250
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,455
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $2,818/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: Anna Jonesboro Chsd 81
• NCES district ID: 1703780
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $42,213
• Composite: 24.33/100
• National rank: #13113
• State rank: #623 of 919 in IL

Livability — Anna

• Score: 56/100
• State rank: #1184
• US rank: #22395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anna, IL
• Population (ZIP): 7,218

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,606 people
• By 2030: 16,055 · -3.3%
• By 2040: 14,875 · -10.4%
• By 2050: 13,645 · -17.8%
• By 2075: 10,704 · -35.5%
• By 2100: 7,880 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -11.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+39.8 2012: R+21.9 2008: R+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.17%
• Current HPI: 128.4925
• 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

+287.6% since first listed

10 events — show timeline

• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $50,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2011-11-17 Sold (MLS) $34,000 MRED as Distributed by MLS Grid
• 2011-11-17 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2011-01-29 Listed $35,000 MRED as Distributed by MLS Grid
• 2011-01-29 Listed $35,000 RMLSA as Distributed by MLS Grid
• 2003-08-29 Sold (MLS) $10,500 RMLSA as Distributed by MLS Grid
• 2003-07-21 Listed $12,900 RMLSA as Distributed by MLS Grid
• 2003-07-17 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-4.3%/yr

Latest (2024): $214 · +60.1% YoY. Source: county tax records.