19726 N 700th St · Annapolis, IL 62413

$105,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records

Built 1973

---

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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country living right on the south side of Annapolis, only 15 minutes to Robinson. This 2 bed 1 bath built in 1972 on . 83 acres has been recently remodeled new vinyl flooring throughout the house with new carpet in the bedrooms, new countertops in kitchen and bathroom, some updated drywall, updated central heat & amp; air system, new pex piping under house, updated light and water fixtures throughout, partially fenced in yard with a dog door going into garage via storm door, new landscaping, recently built chicken coop, new culvert under driveway to widen driveway, new osb on garage walls to finish out garage, replaced main electric panel to house, new refrigerator, dishwasher, and drye

Key facts

• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (16.5% below list).
• Recommended offer: $88k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,017 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• Hutsonville CUSD 1 (rural): math 15% / reading 45% proficiency, ranked #491 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hutsonville Elem And Jr High Sch (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 203 students, 0% FRL); Hutsonville High School (math 30% / reading 30%, grade F, #179 of 693 statewide, top 27%, 95 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 14 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Crawford County population projected at -16% 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $87,633 (16.5% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.0

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: 6.7%
• Equity multiple: 1.39×
• Total profit: $11,339
• Equity at exit: $47,213

10-year hold

• IRR: 9.5%
• Equity multiple: 2.44×
• Total profit: $42,234
• Equity at exit: $72,760

Cash invested: $29,400 (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 62413

• Active inventory: 2
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-21

Break-even live

Break-even rent $902

Max offer price $101,353

Occupancy floor 97%

Sensitivity live

Price	-10% $39	-5% $9	+0% $-21	+5% $-50	+10% $-80
Rent	-10% $-90	-5% $-55	+0% $-21	+5% $14	+10% $49
Rate	-1.0pp $32	-0.5pp $6	base $-21	+0.5pp $-48	+1.0pp $-76

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-26
   listed $105,000
2. 2026-05-11
   soldstatus $95,000
3. 2022-05-20
   soldstatus $69,500
4. 2001-06-28
   soldstatus $32,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$480/yr (+$40/mo · 33.8%)

ⓘ 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 ≥106°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,516
• − Mortgage interest: −$5,882
• − Property taxes: −$1,423
• − Insurance: −$525
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$3,055
• Taxable loss: −$2,051
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $244/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: Hutsonville CUSD 1
• NCES district ID: 1719920
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 45% ▲ 20.00%
• Median HH income: $48,628
• Composite: 28.85/100
• National rank: #11961
• State rank: #491 of 919 in IL

Livability — Annapolis

• Score: 60/100
• State rank: #1017
• US rank: #19470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Annapolis, IL
• Population (ZIP): 315

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 18,610 people
• By 2030: 18,078 · -2.9%
• By 2040: 16,963 · -8.9%
• By 2050: 15,662 · -15.8%
• By 2075: 12,384 · -33.5%
• By 2100: 8,916 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 17%
• Common ancestry: Iranian 17% Slovak 2%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+52.4) · D 22.9% · R 75.4% · Other 1.7%
• 2008→2024 swing: -39.4pp toward R · 2008: -13.0pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+51.3 2016: R+49.1 2012: R+31.6 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+228.1% since first listed

4 events — show timeline

• 2026-05-26 Listed $105,000 FSBO.com
• 2026-05-11 Sold (Public Records) $95,000 Public Records
• 2022-05-20 Sold (Public Records) $69,500 Public Records
• 2001-06-28 Sold (Public Records) $32,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,423 · +19.4% YoY. Source: county tax records.