1108 Johnson St · Carlinville, IL 62626

$90,000

4 bd · 2.0 ba · 1,508 sqft · SingleFamily · 5 Days on market

Built 1970 8,929 sqft lot Est $163k · 45% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious ranch offers four bedrooms, two full baths , and a dining room. The family room will be great for entertaining. SOLD AS IS.âProperty was built prior to 1978 and lead-based paint potentially existsâ.

Key facts

• Garden area
• Front porch
• Above-ground pool

Tags

• FRONT PORCH
• FULLY FENCED YARD
• ABOVE-GROUND POOL
• GARDEN AREA

Property features AI

Finance

• Other: Above-grade finished area reported (1,508)
• Financial info: Lease not considered; No home warranty indicated; No second mortgage listed

Exterior

• Parking: Detached or attached garage with space for 1 car (approx. 12 x 18)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity and water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Porch; Back yard fencing; Above-ground private pool

Interior

• Kitchen: Kitchen located on the main level (12 x 11); Includes microwave and refrigerator
• Bedrooms: 4 bedrooms, all on the main level; Bedroom sizes include 15 x 12; 10 x 8; 10 x 11; 12 x 11
• Flooring: Carpet throughout
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Carpet flooring; Dryer, Microwave, Refrigerator, Washer
• Laundry & utility: Main-level laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 68/100 on livability (#477 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities F.
• Carlinville CUSD 1 (town): math 33% / reading 40% proficiency, ranked #168 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlinville High School (math 32% / reading 37%, grade F, #126 of 693 statewide, top 21%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.11% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $162,864
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 E Buchanan St	0.45mi	3/1.0 (-1)	1,344 (-11%)	3mo	$130,000	$97	49
307 N East St	0.65mi	3/2.0 (-1)	1,728 (+15%)	4mo	$187,185	$108	37

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,687
• Equity at exit: $13,419

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $8,726
• Equity at exit: $7,782

Cash invested: $25,200 (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 62626

• Home prices YoY: -14.8%
• Active inventory: 37
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$126 /mo · $1,506/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $155

Break-even live

Break-even rent $804

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Sumner St Carlinville, IL	3.0	2.0	1100	$1,000	$0.91	23d	1	0.20mi

Listing history 6 events

1. 2026-06-17
   status $90,000 Pending 5 DOM
2. 2026-06-16
   days on market $90,000 Active 5 DOM
3. 2026-06-15
   days on market $90,000 Active 4 DOM
4. 2026-06-13
   days on market $90,000 Active 2 DOM
5. 2026-06-12
   remarks 653-char remark
6. 2026-06-12
   listed $90,000 Active 1 DOM

ⓘ 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: $1,506 · $126/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$268/yr (+$22/mo · 17.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,506
• − Insurance: −$450
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,618
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,749/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: Carlinville CUSD 1
• NCES district ID: 1708430
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $53,617
• Composite: 31.91/100
• National rank: #5854
• State rank: #168 of 620 in IL

Livability — Carlinville

• Score: 68/100
• State rank: #477
• US rank: #9883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlinville, IL
• City population: 7,911
• Population (ZIP): 7,911

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.39%
• Current HPI: 180.5544
• 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

+36.4% since first listed

6 events — show timeline

• 2026-06-11 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-06-11 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2014-09-24 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2014-09-01 Sold (Public Records) $35,010 Public Records
• 2014-04-22 Listed $35,000 RMLSA as Distributed by MLS Grid
• 2006-06-13 Sold (Public Records) $66,000 Public Records

Property tax history

-2.7%/yr

Latest (2024): $1,506 · +5.8% YoY. Source: county tax records.