627 E High St S · Anna, IL 62906

$24,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 142 Days on market

Built 1906 10,018 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Some fixing is needed for this 2 bedroom, 1 bath home. Water has been shut off as there are busted water lines. The home is on fuses and there are some outlets that do not work. There is a storage shed located in the backyard. This would be a great rental opportunity.

Key facts

• Storage shed
• Rental opportunity
• 0.23 acre lot

Tags

• STORAGE SHED
• RENTAL OPPORTUNITY

Property features AI

Finance

• Other: Tax exemptions: Homeowner, Senior, Senior Freeze
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electric fuses
• Home design: Detached single-family home; One-story; Fee simple ownership; Home built over 100 years ago; Living area source: Other
• Construction: Frame construction with wood siding; Approximately 840 main finished square feet; Total finished plus unfinished area: 1,680; Unfinished lower level (approx. 840); Built before 1978
• Exterior features: Corner lot; Lot dimensions: 132 x 101 x 132 x 57; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen (main level) — 12 x 10
• Bedrooms: Master bedroom (main level) — 12 x 12; Second bedroom (main level) — 12 x 10; Two additional bedroom spaces
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window air conditioning units
• Interior features: 5 total rooms; Unfinished full basement with cellar
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $24k).
• Recommended offer: $21k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.12% ✓
• Cap rate: 26.62%
• Cash-on-cash: 72.58%
• DSCR: 4.23
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $68,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 South St	0.21mi	2/1.5	920 (+10%)	4mo	$75,000	$82	69
102 S John St	0.68mi	2/1.0	912 (+9%)	2mo	$17,655	$19	53

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: 72.3%
• Equity multiple: 4.28×
• Total profit: $22,022
• Equity at exit: $3,578

10-year hold

• IRR: 76.2%
• Equity multiple: 8.83×
• Total profit: $52,607
• Equity at exit: $2,075

Cash invested: $6,720 (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: 2.7×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $406

Break-even live

Break-even rent $235

Max offer price $24,000

Occupancy floor 41%

Sensitivity live

Price	-10% $420	-5% $413	+0% $406	+5% $400	+10% $393
Rent	-10% $347	-5% $377	+0% $406	+5% $436	+10% $466
Rate	-1.0pp $419	-0.5pp $413	base $406	+0.5pp $400	+1.0pp $394

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: $6,000
• Closing costs: $720
• 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	44d	1	0.42mi

Listing history 16 events

1. 2026-06-18
   days on market $24,000 Active 142 DOM
2. 2026-06-17
   days on market $24,000 Active 141 DOM
3. 2026-06-16
   days on market $24,000 Active 140 DOM
4. 2026-06-15
   days on market $24,000 Active 139 DOM
5. 2026-06-13
   days on market $24,000 Active 137 DOM
6. 2026-06-12
   days on market $24,000 Active 136 DOM
7. 2026-06-09
   days on market $24,000 Active 133 DOM
8. 2026-06-08
   days on market $24,000 Active 132 DOM
9. 2026-06-07
   days on market $24,000 Active 131 DOM
10. 2026-06-07
    days on market $24,000 Active 130 DOM
11. 2026-06-04
    days on market $24,000 Active 127 DOM
12. 2026-06-02
    days on market $24,000 Active 126 DOM
13. 2026-06-01
    days on market $24,000 Active 125 DOM
14. 2026-05-31
    days on market $24,000 Active 124 DOM
15. 2026-05-31
    days on market $24,000 Active 123 DOM
16. 2026-01-26
    listed $24,000 Active

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: −$1,344
• − Property taxes: −$602
• − Insurance: −$120
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$698
• Taxable income: $4,795
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $3,727/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

1 event — show timeline

• 2026-01-26 Listed $24,000 MRED as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2023): $602 · +2.7% YoY. Source: county tax records.