602 W 2nd St · Pana, IL 62557

$64,900

2 bd · 2.0 ba · 844 sqft · SingleFamily public records · 29 Days on market

Built 1900 4,936 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

MOVE IN READY HOME WITH STOVE ,REFRIGERATOR,WASHER AND DRYER,LAMINATE FLOORS ,LARGE UTILITY ROOM ,CARPORT

Key facts

• 4,936 sq ft lot
• Parking
• Built 1900

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Wood siding; Shingle roof
• Exterior features: Front porch; Gravel road access; R-1 zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Gas water heater; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $30,384
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 W 2nd St	0.00mi	2/1.0	884 (+5%)	23mo	$56,500	$64	69
401 W Orange St	0.27mi	3/1.0 (+1)	870 (+3%)	17mo	$45,000	$52	59
6 Dewitt St	0.59mi	2/1.0	840 (-0%)	12mo	$15,000	$18	58
408 N Sheridan St	0.42mi	2/1.0	824 (-2%)	18mo	$29,500	$36	57
403 W Lake St	0.43mi	2/1.0	772 (-8%)	10mo	$40,000	$52	53
106 W Washington St	0.43mi	2/1.0	780 (-8%)	18mo	$12,000	$15	48
4 W 6th St	0.58mi	2/1.0	748 (-11%)	13mo	$25,000	$33	39

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $8,840
• Equity at exit: $9,677

10-year hold

• IRR: 21.2%
• Equity multiple: 2.79×
• Total profit: $32,567
• Equity at exit: $5,611

Cash invested: $18,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $304

Break-even live

Break-even rent $500

Max offer price $64,900

Occupancy floor 61%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $64,900 Active 29 DOM
2. 2026-06-18
   days on market $64,900 Active 28 DOM
3. 2026-06-17
   days on market $64,900 Active 27 DOM
4. 2026-06-16
   days on market $64,900 Active 26 DOM
5. 2026-06-15
   days on market $64,900 Active 25 DOM
6. 2026-06-14
   days on market $64,900 Active 23 DOM
7. 2026-06-13
   days on market $64,900 Active 22 DOM
8. 2026-06-10
   days on market $64,900 Active 20 DOM
9. 2026-06-09
   days on market $64,900 Active 19 DOM
10. 2026-06-08
    days on market $64,900 Active 18 DOM
11. 2026-06-07
    days on market $64,900 Active 17 DOM
12. 2026-06-05
    days on market $64,900 Active 14 DOM
13. 2026-06-03
    days on market $64,900 Active 13 DOM
14. 2026-06-02
    days on market $64,900 Active 12 DOM
15. 2026-06-01
    days on market $64,900 Active 11 DOM
16. 2026-05-31
    days on market $64,900 Active 10 DOM
17. 2026-05-30
    days on market $64,900 Active 9 DOM
18. 2026-05-18
    listed $64,900 Active
19. 2024-07-25
    soldstatus $56,500 Closed 105-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

20. 2024-07-25
    soldstatus $56,500 Closed 110-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

21. 2024-07-25
    soldstatus $56,500

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

22. 2024-07-02
    status Pending 105-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

23. 2024-07-02
    status Pending 110-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

24. 2024-05-20
    listed $59,900 Active 105-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

25. 2024-05-20
    listed $59,900 Active 110-char remark

    Show marketing remark (110 chars)

    MOVE IN READY HOME WITH STOVE , REFRIGERATOR, WASHER AND DRYER, LAMINATE FLOORS , LARGE UTILITY ROOM , CARPORT

26. 2001-04-01
    soldstatus $18,500

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$571/yr (+$48/mo · 172.2%)

ⓘ 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: $10,621
• − Mortgage interest: −$3,635
• − Property taxes: −$331
• − Insurance: −$324
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,888
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $2,992/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

+250.8% since first listed

9 events — show timeline

• 2026-05-18 Listed $64,900 CIBR
• 2024-07-25 Sold (Public Records) $56,500 Public Records
• 2024-07-25 Sold (MLS) $56,500 CIBR
• 2024-07-25 Sold (MLS) $56,500 MRED as Distributed by MLS Grid
• 2024-07-02 Pending — MRED as Distributed by MLS Grid
• 2024-07-02 Pending — CIBR
• 2024-05-20 Listed $59,900 CIBR
• 2024-05-20 Listed $59,900 MRED as Distributed by MLS Grid
• 2001-04-01 Sold (Public Records) $18,500 Public Records

Property tax history

+5.2%/yr

Latest (2024): $331 · +16.1% YoY. Source: county tax records.