613 E 5th St · Pana, IL 62557

$59,900

2 bd · 2.0 ba · 800 sqft · SingleFamily public records · 197 Days on market

Built 1924 9,157 sqft lot $75/sqft · 8% above area Est $69k · 14% under

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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
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bed/1.5 bath home featuring an open dining/living room with a bay window and hardwood floors. The kitchen has plenty of lighting and the appliances will stay. The house has vinyl windows and a 200 amp service. There is a toilet and a large shower in the basement along with a washer and dryer. The lot extends 230 foot from 5th street to 6th street and has a 24 x 14 storage shed. The two green houses can either be revived or removed. This would make a great starter home. It is being sold in AS IS condition. It might not qualify for specific loans.

Key facts

• Vinyl windows
• Large shower
• 200 amp service

Tags

• OPEN DINING LIVING ROOM
• BAY WINDOW
• HARDWOOD FLOORS
• VINYL WINDOWS
• 200 AMP SERVICE
• LARGE SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.4% in Pana — 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 65/100 on livability (#599 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Pana CUSD 8 (town): math 20% / reading 29% proficiency, ranked #360 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Christian County population projected at -24% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $60k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.44% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (median comp): $69,382
• List price: $59,900
• Delta: -13.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Patton St	0.12mi	2/1.0	816 (+2%)	4mo	$54,900	$67	84
610 S Spruce St	0.14mi	2/1.0	768 (-4%)	4mo	$24,200	$32	80
117 Macarthur Blvd	0.09mi	3/1.0 (+1)	770 (-4%)	1mo	$88,400	$115	80
108 Macarthur Blvd	0.07mi	2/1.0	768 (-4%)	10mo	$14,500	$19	78
708 E 5th St	0.06mi	2/1.0	758 (-5%)	11mo	$65,000	$86	76
136 Macarthur Blvd	0.13mi	3/1.0 (+1)	816 (+2%)	10mo	$70,000	$86	74
115 Macarthur Blvd	0.09mi	2/1.0	720 (-10%)	4mo	$49,900	$69	72
414 Maple St	0.21mi	3/1.0 (+1)	800 (0%)	14mo	$84,900	$106	69
106 Macarthur Blvd	0.07mi	2/1.0	860 (+8%)	16mo	$78,000	$91	67
900 E 1st St	0.41mi	2/1.0	720 (-10%)	6mo	$69,000	$96	56
609 Fair Ave	0.45mi	2/1.0	816 (+2%)	22mo	$50,000	$61	53
4 W 6th St	0.66mi	2/1.0	748 (-6%)	13mo	$25,000	$33	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: 7.3%
• Equity multiple: 1.29×
• Total profit: $4,818
• Equity at exit: $8,931

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $22,998
• Equity at exit: $5,179

Cash invested: $16,772 (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 62557

• Home prices YoY: -18.5%
• Active inventory: 66
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $227

Break-even live

Break-even rent $572

Max offer price $59,900

Occupancy floor 69%

Sensitivity live

Price	-10% $261	-5% $244	+0% $227	+5% $211	+10% $194
Rent	-10% $160	-5% $194	+0% $227	+5% $261	+10% $295
Rate	-1.0pp $258	-0.5pp $243	base $227	+0.5pp $212	+1.0pp $196

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   historical Active Under Contract 558-char remark

   Show marketing remark (558 chars)

   Cozy 2 bed/1.5 bath home featuring an open dining/living room with a bay window and hardwood floors. The kitchen has plenty of lighting and the appliances will stay. The house has vinyl windows and a 200 amp service. There is a toilet and a large shower in the basement along with a washer and dryer. The lot extends 230 foot from 5th street to 6th street and has a 24 x 14 storage shed. The two green houses can either be revived or removed. This would make a great starter home. It is being sold in AS IS condition. It might not qualify for specific loans.

2. 2025-11-06
   listed $59,900 Active 558-char remark

   Show marketing remark (558 chars)

   Cozy 2 bed/1.5 bath home featuring an open dining/living room with a bay window and hardwood floors. The kitchen has plenty of lighting and the appliances will stay. The house has vinyl windows and a 200 amp service. There is a toilet and a large shower in the basement along with a washer and dryer. The lot extends 230 foot from 5th street to 6th street and has a 24 x 14 storage shed. The two green houses can either be revived or removed. This would make a great starter home. It is being sold in AS IS condition. It might not qualify for specific loans.

3. 2017-08-02
   historical
4. 2017-03-19
   historical
5. 2013-10-04
   historical
6. 2010-02-19
   historical
7. 1992-04-01
   soldstatus $17,500

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$3/yr ($0/mo · 0.3%)

ⓘ 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 ≥105°F today · 20 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: $10,318
• − Mortgage interest: −$3,355
• − Property taxes: −$1,353
• − Insurance: −$300
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,743
• Taxable income: $1,917
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $2,270/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: Pana CUSD 8
• NCES district ID: 1730630
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $42,385
• Composite: 20.88/100
• National rank: #8493
• State rank: #360 of 620 in IL

Livability — Pana

• Score: 65/100
• State rank: #599
• US rank: #12409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pana, IL
• Population (ZIP): 6,859

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.82%
• Current HPI: 135.6938
• 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

+242.3% since first listed

7 events — show timeline

• 2026-05-15 Contingent — CIBR
• 2025-11-06 Listed $59,900 CIBR
• 2017-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2017-03-19 Listing Removed — MRED as Distributed by MLS Grid
• 2013-10-04 Listing Removed — MRED as Distributed by MLS Grid
• 2010-02-19 Listing Removed — MRED as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) $17,500 Public Records

Property tax history

+0.9%/yr

Latest (2024): $1,353 · +4.2% YoY. Source: county tax records.