105 E Spring St · Anna, IL 62906

$65,000

5 bd · 3.0 ba · 2,307 sqft · Other · 53 Days on market

Built 1904 0.30 ac 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

Investors and/or homeowners, take note, here's a residential property in Anna at less than $30 per square foot! The main level features a large living room, dining room, kitchen, laundry room/pantry, two bedrooms, and two bathrooms. Upstairs you will find three additional spacious bedrooms, generous closet space, and a bathroom. The house features a newer roof. Conveniently located within walking distance to the park, library, schools, and the thriving downtown community, it is waiting for the next owner to make it their own!

Key facts

• Laundry room
• Newer roof
• Large living room

Tags

• LARGE LIVING ROOM
• DINING ROOM
• LAUNDRY ROOM
• NEWER ROOF
• WALKING DISTANCE TO PARK
• WALKING DISTANCE TO LIBRARY

Property features AI

Exterior

• Parking: On-street parking; Gravel parking areas
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Approximately 2,307 square feet (building area reported); Year built 1904
• Construction: Shingle roof; Not new construction
• Exterior features: Corner lot; Sloped lot

Interior

• Kitchen: Kitchen on main level with laminate flooring (approximately 15.6 × 13.2)
• Bedrooms: 5 bedrooms total; Primary/main-level bedroom with tile flooring and egress window (approximately 13.8 × 10.9); Second main-level bedroom with hardwood flooring and egress window (approximately 13.6 × 11.1); Upper-level bedroom with hardwood flooring and egress window (approximately 17 × 15); Upper-level bedroom with hardwood flooring and egress window (approximately 13.5 × 14); Upper-level bedroom with hardwood flooring and egress window (approximately 15 × 11)
• Flooring: Hardwood in multiple bedrooms and upper-level rooms; Tile in some main-level rooms (living, dining, and one bedroom); Laminate in kitchen and laundry
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric forced-air heating; Electric water heater
• Interior features: Full, unfinished basement; No fireplaces reported
• Laundry & utility: Main-level laundry room with laminate flooring (approximately 16.7 × 6.2)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1904 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. 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: 2.07% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.28%
• DSCR: 2.53
• GRM: 4.0

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: 29.8%
• Equity multiple: 2.24×
• Total profit: $22,656
• Equity at exit: $9,692

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $62,684
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $520

Break-even live

Break-even rent $689

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $557	-5% $538	+0% $520	+5% $501	+10% $483
Rent	-10% $413	-5% $467	+0% $520	+5% $573	+10% $626
Rate	-1.0pp $553	-0.5pp $536	base $520	+0.5pp $503	+1.0pp $486

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $65,000 Active 53 DOM
2. 2026-06-18
   days on market $65,000 Active 51 DOM
3. 2026-06-17
   days on market $65,000 Active 50 DOM
4. 2026-06-16
   days on market $65,000 Active 49 DOM
5. 2026-06-15
   days on market $65,000 Active 48 DOM
6. 2026-06-13
   days on market $65,000 Active 46 DOM
7. 2026-06-12
   days on market $65,000 Active 45 DOM
8. 2026-06-09
   days on market $65,000 Active 42 DOM
9. 2026-06-08
   days on market $65,000 Active 41 DOM
10. 2026-06-07
    days on market $65,000 Active 40 DOM
11. 2026-06-07
    days on market $65,000 Active 39 DOM
12. 2026-06-04
    days on market $65,000 Active 36 DOM
13. 2026-06-02
    days on market $65,000 Active 35 DOM
14. 2026-06-01
    days on market $65,000 Active 34 DOM
15. 2026-05-31
    days on market $65,000 Active 33 DOM
16. 2026-05-31
    days on market $65,000 Active 32 DOM
17. 2026-04-27
    listed $65,000 Active
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2010-11-25
    historical
21. 2009-08-05
    soldstatus $48,000
22. 2009-08-05
    soldstatus $48,000
23. 2009-04-25
    listed $57,500
24. 2009-04-25
    listed $57,500
25. 2008-09-20
    historical

ⓘ 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: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 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: $16,168
• − Mortgage interest: −$3,641
• − Property taxes: −$2,119
• − Insurance: −$325
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$1,891
• Taxable income: $5,605
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $4,893/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

+13.0% since first listed

9 events — show timeline

• 2026-04-27 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-11-25 Listing Removed — MRED as Distributed by MLS Grid
• 2009-08-05 Sold (MLS) $48,000 RMLSA as Distributed by MLS Grid
• 2009-08-05 Sold (MLS) $48,000 MRED as Distributed by MLS Grid
• 2009-04-25 Listed $57,500 RMLSA as Distributed by MLS Grid
• 2009-04-25 Listed $57,500 MRED as Distributed by MLS Grid
• 2008-09-20 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $2,119 · +10.0% YoY. Source: county tax records.