310 Forest St · Anna, IL 62906

$60,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 21 Days on market

Built 1926 3,049 sqft lot

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Storage building DOES NOT stay. Rose bushes and some other flowering bushes DO NOT stay. washer, dryer, freezer, range, refrigerator

Key facts

• Hardwood flooring
• Updated kitchen area
• Private backyard

Tags

• HARDWOOD FLOORING
• UPDATED KITCHEN AREA
• MULTI-LEVEL DECK
• PRIVATE BACKYARD
• OFF-STREET PARKING
• DETACHED STORAGE BUILDING

Property features AI

Exterior

• Parking: Carport (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1926; Single-story sections plus upper, lower, basement, and additional level areas
• Construction: Shingle roof; 576 total building area
• Exterior features: Fenced lot; Level lot; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom (Main level) — approximately 8' x 11.3', egress window, carpet flooring
• Flooring: Vinyl flooring in living room and kitchen; Carpet in bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric forced air heating
• Interior features: Ceiling fan(s); Unfinished basement; Has basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $415 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 $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $32k; list at $60k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 6.7

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $1,616
• Equity at exit: $8,946

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $16,040
• Equity at exit: $5,188

Cash invested: $16,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $178

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 71%

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: $15,000
• Closing costs: $1,800
• 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	0.63mi

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 21 DOM
2. 2026-06-17
   days on market $60,000 Active 20 DOM
3. 2026-06-16
   days on market $60,000 Active 19 DOM
4. 2026-06-15
   days on market $60,000 Active 18 DOM
5. 2026-06-13
   days on market $60,000 Active 16 DOM
6. 2026-06-12
   days on market $60,000 Active 15 DOM
7. 2026-06-09
   days on market $60,000 Active 12 DOM
8. 2026-06-09
   status $60,000 Active 11 DOM
9. 2026-06-08
   days on market $60,000 Under Contract 11 DOM
10. 2026-06-07
    days on market $60,000 Under Contract 10 DOM
11. 2026-06-07
    days on market $60,000 Under Contract 9 DOM
12. 2026-06-04
    days on market $60,000 Under Contract 6 DOM
13. 2026-06-02
    days on market $60,000 Under Contract 5 DOM
14. 2026-06-01
    status $60,000 Under Contract 4 DOM
15. 2026-06-01
    days on market $60,000 Active 4 DOM
16. 2026-05-31
    days on market $60,000 Active 3 DOM
17. 2026-05-31
    days on market $60,000 Active 2 DOM
18. 2026-05-28
    listed $60,000 Active
19. 2007-05-09
    soldstatus $32,000 132-char remark

    Show marketing remark (132 chars)

    Storage building DOES NOT stay. Rose bushes and some other flowering bushes DO NOT stay. washer, dryer, freezer, range, refrigerator

20. 2007-05-09
    soldstatus $32,000 132-char remark

    Show marketing remark (132 chars)

    Storage building DOES NOT stay. Rose bushes and some other flowering bushes DO NOT stay. washer, dryer, freezer, range, refrigerator

21. 2006-08-31
    listed $34,500 132-char remark

    Show marketing remark (132 chars)

    Storage building DOES NOT stay. Rose bushes and some other flowering bushes DO NOT stay. washer, dryer, freezer, range, refrigerator

22. 2006-08-31
    listed $34,500 132-char remark

    Show marketing remark (132 chars)

    Storage building DOES NOT stay. Rose bushes and some other flowering bushes DO NOT stay. washer, dryer, freezer, range, refrigerator

23. 2005-12-22
    soldstatus $30,500 128-char remark

    Show marketing remark (128 chars)

    Square footage, per Assessor's property card is 576. New roof in 2004. Furnace and A/C approx. 1998 or 1999. Refrigerator, Range

24. 2005-07-20
    listed $39,900 128-char remark

    Show marketing remark (128 chars)

    Square footage, per Assessor's property card is 576. New roof in 2004. Furnace and A/C approx. 1998 or 1999. Refrigerator, Range

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,745
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $1,833/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

+50.4% since first listed

7 events — show timeline

• 2026-05-28 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2007-05-09 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2007-05-09 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2006-08-31 Listed $34,500 MRED as Distributed by MLS Grid
• 2006-08-31 Listed $34,500 RMLSA as Distributed by MLS Grid
• 2005-12-22 Sold (MLS) $30,500 RMLSA as Distributed by MLS Grid
• 2005-07-20 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

-18.4%/yr

Latest (2024): $35 · +1.8% YoY. Source: county tax records.