205 E Union St · Jonesboro, IL 62952

$38,900

2 bd · 1.0 ba · 696 sqft · Manufactured · 13 Days on market

Built 1970 ↓ 11% since listing

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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
• Appreciation +5.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable opportunity with flexibility and future potential! This single-wide mobile home offers a low-cost living option that's truly better than renting-perfect for buyers looking to own without breaking the budget. Situated on a lot with utilities already in place, you'll enjoy the convenience of existing water, sewer, and power connections, saving you time and money for development. The current home provides immediate, affordable housing, while the property also presents an excellent opportunity for future possibilities. Plus, the is a building perfect for a workshop or ample storage. Whether you're an investor, first-time buyer, or builder, this property delivers value, versatility, a

Key facts

• Ample storage
• Garage
• Built 1970

Tags

• EXISTING WATER CONNECTIONS
• EXISTING SEWER CONNECTIONS
• EXISTING POWER CONNECTIONS
• BUILDING FOR WORKSHOP
• AMPLE STORAGE

Property features AI

Finance

• Other: Rebuilt: No; Rehab: No; Parcel number 140007340; Homeowner tax exemption
• HOA & community: No master association fees required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured detached single-family home; Built before 1978; Age approximately 51–60 years; Fee simple ownership
• Construction: Construction: Other
• Exterior features: Lot dimensions approximately 81 x 151 x 86 x 144; Lot between 0.25 and 0.49 acre; Turn on E Union from St Rt 127 S. Property is signed

Interior

• Kitchen: Kitchen on the main level (12 x 13)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level (12 x 10); Second bedroom on the main level (9 x 7)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Estimated living area; 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $39k).

Location & tenants

• Location reads 64/100 on livability (#699 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• County Of Union School District No43 (town): math 36% / reading 55% proficiency, ranked #246 of 919 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jonesboro Elem School (reading 24%, 341 students, 0% FRL); Anna-Jonesboro High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 497 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 17% at this address vs 46% district-wide (-28 pts) — the specific schools serving this property underperform the County Of Union School District No43 average; the district grade overstates school quality for this exact location.
• Market conditions: 21 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

• In year one you build about $378 of equity ($269 loan paydown + $109 appreciation (0.3% local appreciation)).
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.25%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.64×
• Total profit: $17,868
• Equity at exit: $11,843

10-year hold

• IRR: 36.2%
• Equity multiple: 5.15×
• Total profit: $45,149
• Equity at exit: $14,681

Cash invested: $10,892 (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 62952

• Home prices YoY: 0.3%
• Active inventory: 21
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$204
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $290

Break-even live

Break-even rent $383

Max offer price $38,900

Occupancy floor 56%

Sensitivity live

Price	-10% $312	-5% $301	+0% $290	+5% $279	+10% $268
Rent	-10% $231	-5% $260	+0% $290	+5% $319	+10% $349
Rate	-1.0pp $309	-0.5pp $300	base $290	+0.5pp $280	+1.0pp $269

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: $9,725
• Closing costs: $1,167
• 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	45d	1	1.07mi

Listing history 19 events

1. 2026-06-21
   days on market $38,900 Active 13 DOM
2. 2026-06-21
   days on market $38,900 Active 12 DOM
3. 2026-06-18
   days on market $38,900 Active 10 DOM
4. 2026-06-17
   days on market $38,900 Active 9 DOM
5. 2026-06-16
   days on market $38,900 Active 8 DOM
6. 2026-06-15
   days on market $38,900 Active 7 DOM
7. 2026-06-13
   days on market $38,900 Active 5 DOM
8. 2026-06-12
   days on market $38,900 Active 4 DOM
9. 2026-06-09
   days on marketlisting id $38,900 Active 1 DOM
10. 2026-06-08
    days on market $38,900 Active 96 DOM
11. 2026-06-07
    days on market $38,900 Active 95 DOM
12. 2026-06-07
    days on market $38,900 Active 94 DOM
13. 2026-06-04
    days on market $38,900 Active 91 DOM
14. 2026-06-02
    days on market $38,900 Active 90 DOM
15. 2026-06-01
    days on market $38,900 Active 89 DOM
16. 2026-05-31
    days on market $38,900 Active 88 DOM
17. 2026-05-31
    days on market $38,900 Active 87 DOM
18. 2026-04-16
    price $38,900
19. 2026-03-04
    listed $43,500 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: $192 · $16/mo
• Projected year-2 tax: $538 · $45/mo
• Expected delta: +$345/yr (+$29/mo · 179.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 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: −$2,179
• − Property taxes: −$192
• − Insurance: −$992
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,132
• Taxable income: $3,065
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $2,742/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: County Of Union School District No43
• NCES district ID: 1720640
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 55% ▲ 13.00%
• Median HH income: $39,283
• Composite: 40.19/100
• National rank: #7824
• State rank: #246 of 919 in IL

Livability — Jonesboro

• Score: 64/100
• State rank: #699
• US rank: #14279

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, IL
• Population (ZIP): 2,950

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 (87%)
• Race & ethnicity: White 87% Two or more races 10% Black 1%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 0.28%
• Current HPI: 106.3031
• 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

-10.6% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $38,900 MRED as Distributed by MLS Grid
• 2026-03-04 Listed $43,500 MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $192 · +38.2% YoY. Source: county tax records.