209 Douglas St · Anna, IL 62906

$79,900

2 bd · 1.5 ba · 984 sqft · SingleFamily · 10 Days on market

Built 1921 6,250 sqft lot Est $79k · at est.

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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 +15.9/30.0
• ARV discount +6.8/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• 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

This 2 bedroom, 1.5 bath home has an inviting, open front porch, enclosed back porch and a convenient breezeway connecting to a large 2 car garage with a carport. The home boasts sweet vintage details including the main bathroom with a claw foot tub and built-in cabinets, kitchen with nice, solid wood cabinets, and craftsman style doors and trim throughout. Both bedrooms have original hardwood floors, with the primary bedroom suite having an attached half bath and additional closet. Additional storage is located in the hall closets and partial basement. Outdoor updates to the home include the front landscaping and siding on the home and garage. Inside updates include drywall in the main liv

Key facts

• Enclosed back porch
• Solid wood cabinets
• Breezeway

Tags

• OPEN FRONT PORCH
• ENCLOSED BACK PORCH
• BREEZEWAY
• CLAW FOOT TUB
• BUILT-IN CABINETS
• SOLID WOOD CABINETS

Property features AI

Exterior

• Parking: 2-car garage (detached); Carport; On-street parking available; Alley access
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single-family residence; Built in 1921; Living area approximately 984
• Construction: Not new construction
• Exterior features: Shingle roof; Level lot; Paved road access

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood flooring in bedrooms and some main areas; Vinyl flooring in living and dining areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Crawl space and partial, unfinished basement; Egress windows in some bedrooms; No fireplaces
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (6.1% below list).
• Recommended offer: $75k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.6% in Anna — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 39 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 $552 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $75,000 (6.1% below list)

Questions for the listing agent

1. Built in 1921 — 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. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $78,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 N Main St	0.26mi	3/2.0 (+1)	1,032 (+5%)	6mo	$86,000	$83	67
314 E Douglas St	0.04mi	2/1.0	840 (-15%)	8mo	$68,500	$82	65
304 Douglas St	0.05mi	2/1.0	840 (-15%)	9mo	$41,000	$49	64
134 W Chestnut St	0.39mi	2/2.0	1,008 (+2%)	15mo	$88,000	$87	64
405 Oak St	0.13mi	3/1.5 (+1)	1,047 (+6%)	21mo	$70,000	$67	61
202 Court St	0.17mi	2/1.0	1,124 (+14%)	14mo	$69,500	$62	55
121 W Chestnut St	0.37mi	2/1.0	1,080 (+10%)	15mo	$62,500	$58	52
109 Young Ave	0.40mi	3/2.0 (+1)	1,092 (+11%)	10mo	$152,500	$140	48
504 Spring St	0.68mi	2/1.0	1,020 (+4%)	20mo	$63,500	$62	43
504 Spring St	0.68mi	2/1.0	1,020 (+4%)	20mo	$63,500	$62	43
416 W Davie St	0.65mi	2/2.0	1,070 (+9%)	19mo	$92,500	$86	38
117 George St	0.73mi	2/1.0	1,088 (+11%)	15mo	$87,000	$80	34

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-10,474
• Equity at exit: $11,913

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-5,902
• Equity at exit: $6,908

Cash invested: $22,372 (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: 39
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $39

Break-even live

Break-even rent $701

Max offer price $79,900

Occupancy floor 90%

Sensitivity live

Price	-10% $84	-5% $61	+0% $39	+5% $16	+10% $-7
Rent	-10% $-21	-5% $9	+0% $39	+5% $68	+10% $98
Rate	-1.0pp $79	-0.5pp $59	base $39	+0.5pp $18	+1.0pp $-3

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: $19,975
• Closing costs: $2,397
• 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	45d	1	0.58mi

Listing history 8 events

1. 2026-06-21
   days on market $79,900 Active 10 DOM
2. 2026-06-18
   days on market $79,900 Active 8 DOM
3. 2026-06-17
   days on market $79,900 Active 7 DOM
4. 2026-06-16
   days on market $79,900 Active 6 DOM
5. 2026-06-15
   days on market $79,900 Active 5 DOM
6. 2026-06-13
   days on market $79,900 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $79,900 Active 2 DOM

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$297/yr (+$25/mo · 24.4%)

ⓘ 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 · 21 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: −$4,476
• − Property taxes: −$1,219
• − Insurance: −$400
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,324
• Taxable loss: −$858
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $670/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

3 events — show timeline

• 2026-06-10 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-12-11 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $1,219 · +13.3% YoY. Source: county tax records.