201 Court St · Anna, IL 62906

$52,000

2 bd · 1.0 ba · 932 sqft · Other · 132 Days on market

Built 1921 5,227 sqft lot ↓ 26% since listing

---

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 +9.4/10.0
• 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

Great investment opportunity rather you are in the market for your first home, an investment or downsizing you will want to take a look here. Clean open rooms with some old charm in the trim and woodwork. Good closets and storage with an open front porch and an enclosed back porch. Clean and ready to move in immediately. Call for your appointment today.

Key facts

• Enclosed back porch
• Storage
• Good closets

Tags

• OPEN FRONT PORCH
• ENCLOSED BACK PORCH
• GOOD CLOSETS
• STORAGE

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water and public sewer
• Home design: Single-family residence; Built in 1921; Living area reported as 932
• Construction: Shingle roof; Not new construction
• Exterior features: Shingle roof; Corner lot on a paved road

Interior

• Kitchen: Kitchen on main level; Includes Refrigerator
• Bedrooms: 2 bedrooms (both on main level; each about 11' x 11')
• Flooring: Carpet in living areas and bedrooms; Laminate flooring in kitchen and storage/additional room
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Cellar and crawl space basement; Refrigerator, Washer, Dryer included
• Laundry & utility: Main-level laundry room (approx. 9' x 4.5") with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.6% 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: 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 $360 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 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: 1.44% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.36×
• Total profit: $5,302
• Equity at exit: $7,753

10-year hold

• IRR: 18.4%
• Equity multiple: 2.54×
• Total profit: $22,357
• Equity at exit: $4,496

Cash invested: $14,560 (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: 5.8×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $215

Break-even live

Break-even rent $478

Max offer price $52,000

Occupancy floor 66%

Sensitivity live

Price	-10% $245	-5% $230	+0% $215	+5% $200	+10% $186
Rent	-10% $156	-5% $186	+0% $215	+5% $245	+10% $274
Rate	-1.0pp $241	-0.5pp $228	base $215	+0.5pp $202	+1.0pp $188

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: $13,000
• Closing costs: $1,560
• 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 17 events

1. 2026-06-09
   days on market $52,000 Active 132 DOM
2. 2026-06-08
   days on market $52,000 Active 131 DOM
3. 2026-06-07
   days on market $52,000 Active 130 DOM
4. 2026-06-07
   days on market $52,000 Active 129 DOM
5. 2026-06-04
   days on market $52,000 Active 126 DOM
6. 2026-06-02
   days on market $52,000 Active 125 DOM
7. 2026-06-01
   days on market $52,000 Active 124 DOM
8. 2026-05-31
   days on market $52,000 Active 123 DOM
9. 2026-05-31
   days on market $52,000 Active 122 DOM
10. 2026-05-19
    status Active
11. 2026-05-19
    price $52,000
12. 2026-05-11
    historical Under Contract
13. 2026-04-18
    status Active
14. 2026-03-10
    historical Under Contract
15. 2026-01-28
    historical
16. 2026-01-11
    listed Active
17. 2026-01-10
    listed $69,900 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: $995 · $83/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$93/yr (+$8/mo · 9.3%)

ⓘ 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 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: −$2,913
• − Property taxes: −$995
• − Insurance: −$260
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,513
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,131/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

-25.6% since first listed

8 events — show timeline

• 2026-05-19 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-19 Price Changed $52,000 RMLSA as Distributed by MLS Grid
• 2026-05-11 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-18 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-10 Contingent — RMLSA as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-11 Listed — MRED as Distributed by MLS Grid
• 2026-01-10 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $995 · +9.9% YoY. Source: county tax records.