115 East Ave · Anna, IL 62906

$84,900

2 bd · 1.0 ba · 1,184 sqft · SingleFamily · 69 Days on market

Built 1921 8,712 sqft lot Est $90k · 6% under

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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 +27.1/30.0
• ARV discount +10.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• 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 MLS

Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

Key facts

• Covered carport
• Full basement
• Large back yard

Tags

• COVERED CARPORT
• LARGE BACK YARD
• FULL BASEMENT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached carport; No enclosed garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1921; Shingle roof
• Construction: Built in 1921
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet in bedrooms and living area; Laminate in dining room, kitchen, and entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric forced air heating; Gas water heater
• Interior features: Ceiling fan(s); Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Grand Ave	0.08mi	3/2.0 (+1)	1,200 (+1%)	3mo	$132,000	$110	83
108 East Ave	0.04mi	3/1.0 (+1)	1,152 (-3%)	9mo	$74,500	$65	81
110 East Ave	0.04mi	3/1.0 (+1)	1,251 (+6%)	6mo	$95,000	$76	78
202 Court St	0.44mi	2/1.0	1,124 (-5%)	14mo	$69,500	$62	59
119 Warren St	0.75mi	2/2.0	1,160 (-2%)	6mo	$52,000	$45	53
113 Grove Ave	0.15mi	3/2.0 (+1)	1,344 (+14%)	12mo	$77,900	$58	52
121 Turner Ave	0.45mi	3/2.0 (+1)	1,250 (+6%)	14mo	$150,000	$120	49
109 E Lewis St	0.74mi	2/2.0	1,220 (+3%)	12mo	$80,000	$66	46
810 Brady Mill Rd	0.64mi	3/1.0 (+1)	1,260 (+6%)	13mo	$125,000	$99	44
121 W Chestnut St	0.69mi	2/1.0	1,080 (-9%)	15mo	$62,500	$58	41
605 N Main St	0.74mi	3/2.0 (+1)	1,032 (-13%)	6mo	$86,000	$83	30
134 W Chestnut St	0.75mi	2/2.0	1,008 (-15%)	14mo	$88,000	$87	24

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,608
• Equity at exit: $12,659

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $21,229
• Equity at exit: $7,341

Cash invested: $23,772 (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 62906

• Home prices YoY: -13.6%
• Active inventory: 38
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $241

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 72%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-03-26
   status Active
3. 2026-03-19
   historical Under Contract
4. 2026-02-20
   listed $84,900 Active
5. 2024-02-26
   soldstatus $74,800 187-char remark

   Show marketing remark (187 chars)

   Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

6. 2024-02-26
   soldstatus $74,800 Closed 187-char remark

   Show marketing remark (187 chars)

   Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

7. 2023-12-05
   historical Under Contract 187-char remark

   Show marketing remark (187 chars)

   Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

8. 2023-11-30
   listed $74,800 187-char remark

   Show marketing remark (187 chars)

   Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

9. 2023-11-30
   listed $74,800 Active 187-char remark

   Show marketing remark (187 chars)

   Cozy home with a great back yard! You'll enjoy a large living room, 2 nice size bedrooms, a deck, large bathroom and plenty of outdoor space! Make an appointment before this one is gone!

ⓘ 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 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: $12,573
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,470
• Taxable income: $1,638
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,499/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

+13.5% since first listed

9 events — show timeline

• 2026-04-30 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-26 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-19 Contingent — RMLSA as Distributed by MLS Grid
• 2026-02-20 Listed $84,900 RMLSA as Distributed by MLS Grid
• 2024-02-26 Sold (MLS) $74,800 RMLSA as Distributed by MLS Grid
• 2024-02-26 Sold (MLS) $74,800 MRED as Distributed by MLS Grid
• 2023-12-05 Contingent — RMLSA as Distributed by MLS Grid
• 2023-11-30 Listed $74,800 RMLSA as Distributed by MLS Grid
• 2023-11-30 Listed $74,800 MRED as Distributed by MLS Grid