108 Anchor Dr · Hamburg, IL 63343

$48,000

2 bd · 1.0 ba · 792 sqft · Other public records · 1 Days on market

Built 1965

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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 +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

2 bed 1 bath clubhouse near the river and next to a water canal used by my family for fishing. The house has been only recently moved out of and is in need of renovation. Has a large deck, central heating, and a private road, on two lots. House will be sold as is to best cash offer. Feel free to call or if my voicemail is full feel free to text to schedule a time to come out and look at the property.

Key facts

• Large deck
• Central heating
• Private road

Tags

• WATER CANAL
• LARGE DECK
• CENTRAL HEATING
• PRIVATE ROAD
• TWO LOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $48k.

Deal economics

• At list price, monthly cash flow is $-54 ($-651/yr) — negative.
• To cash-flow at today's rent, offer at most $38k (20.0% below list).
• Meets the 1% rule at list price ($896 rent vs $48k).
• Recommended offer: $38k (20.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 53/100 on livability (#1,291 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Elsberry R-II (rural): math 35% / reading 44% proficiency, ranked #156 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 149 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,420 (20.0% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.27%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.18×
• Total profit: $-10,954
• Equity at exit: $7,157

10-year hold

• IRR: -16.7%
• Equity multiple: 0.04×
• Total profit: $-12,857
• Equity at exit: $4,150

Cash invested: $13,440 (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 63343

• Home prices YoY: -2.0%
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$20
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-54

Break-even live

Break-even rent $965

Max offer price $38,420

Occupancy floor —

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $48,000 Active

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $725 · $60/mo
• Expected delta: +$365/yr (+$30/mo · 101.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 82% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,753
• − Mortgage interest: −$2,689
• − Property taxes: −$360
• − Insurance: −$5,765
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,396
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $-368/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: Elsberry R-II
• NCES district ID: 2911400
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $43,931
• Composite: 33.47/100
• National rank: #5452
• State rank: #156 of 324 in MO

Livability — Hamburg

• Score: 53/100
• State rank: #1291
• US rank: #24456

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

• Population (ZIP): 4,920

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 58,571 people
• By 2030: 60,050 · +2.5%
• By 2040: 61,982 · +5.8%
• By 2050: 61,790 · +5.5%
• By 2075: 58,249 · -0.5%
• By 2100: 48,815 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.9) · D 21.5% · R 77.4% · Other 1.1%
• 2008→2024 swing: -44.5pp toward R · 2008: -11.4pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+52.5 2016: R+50.5 2012: R+29.1 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.16%
• Current HPI: 251.2071
• 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

1 event — show timeline

• 2026-05-26 Listed $48,000 FSBO.com

Property tax history

+5.5%/yr

Latest (2025): $360 · +3.6% YoY. Source: county tax records.