1400 Miller Dr · Herrin, IL 62948

$129,900

3 bd · 2.0 ba · 2,519 sqft · Other · 19 Days on market

Built 1960 2.00 ac lot $52/sqft · 48% below area Est $248k · 48% under ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

Key facts

• Wood floors
• Separate dining room
• Partial basement

Tags

• 2 BEAUTIFUL ACRES
• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• WOOD FLOORS
• COMFORTABLE PRIMARY SUITE
• PARTIAL BASEMENT

Property features AI

Finance

• Other: Property not rebuilt or rehabilitated; Home built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: 4 parking spaces; Owned parking (other type)
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built approximately 61–70 years ago; Asphalt roof; Faces unspecified
• Construction: Vinyl siding and brick exterior; Block foundation
• Exterior features: Deck; Irregular-shaped lot (approx. 2.0–2.99 acres)

Interior

• Kitchen: Refrigerator; Cooktop; Oven
• Bedrooms: Master bedroom on main level (carpet); Two additional main-level bedrooms (12 x 12 and 12 x 11, carpet)
• Flooring: Hardwood in main areas; Carpet in bedrooms and living room; Tile in basement family room; Other flooring in laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Built-in features and bookcases; Skylights; Partially finished basement; Pull-down attic stairs; Separate dining room
• Laundry & utility: Basement laundry (7 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 8.7% in Herrin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D-, amenities F, commute F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin C U S D 4 Elem School (math 21% / reading 25%, grade F, #929 of 2,056 statewide, top 45%, 679 students, 0% FRL); Herrin Middle School (math 24% / reading 28%, grade F, #318 of 665 statewide, top 48%, 507 students, 0% FRL); Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 4.9

CMA / ARV

• ARV (median comp): $247,948
• List price: $129,900
• Delta: -47.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $11,850
• Equity at exit: $19,369

10-year hold

• IRR: 17.6%
• Equity multiple: 2.47×
• Total profit: $53,333
• Equity at exit: $11,231

Cash invested: $36,372 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$490 /mo · $5,877/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $513

Break-even live

Break-even rent $1,551

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $930	-5% $550	+0% $513	+5% $476	+10% $439
Rent	-10% $339	-5% $426	+0% $513	+5% $600	+10% $687
Rate	-1.0pp $578	-0.5pp $546	base $513	+0.5pp $479	+1.0pp $445

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S McVicker Dr Unit 1 Energy, IL	3.0	2.0	2200	$2,200	$1.00	45d	1	1.08mi

Listing history 16 events

1. 2026-05-04
   listed $129,900 Active 526-char remark
2. 2025-08-13
   historical
3. 2025-08-13
   historical
4. 2025-08-12
   listed Active
5. 2021-04-29
   soldstatus $169,900

   Show marketing remark (614 chars)

   Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

6. 2021-04-29
   soldstatus $169,900

   Show marketing remark (614 chars)

   Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

7. 2021-04-29
   soldstatus $120,000

   Show marketing remark (614 chars)

   Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

8. 2021-04-29
   soldstatus $172,000

   Show marketing remark (614 chars)

   Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

9. 2021-04-01
   soldstatus $120,000
10. 2021-02-26
    listed $169,900

    Show marketing remark (614 chars)

    Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

11. 2021-02-26
    listed $169,900

    Show marketing remark (614 chars)

    Priced to sell! Larger all-brick, mid-century beauty boasts almost 2,000 sq ft of spacious views of trees and larger 2 acre lot in town. This 3 bedroom, 2 bath home includes basement, carport, hardwood, 2 fireplaces, double oven and more. Located in tree-lined neighborhood near 22nd Street, this home is surrounded by larger homes. This is a classic home waiting for your custom touch. Home has some updates (fresh paint, etc) and hardwood floors. Larger picture windows in the giant 35 x 15 living room and dining room! Lots of natural light and beauty. Your neighbors are not on top of you at this property.

12. 2014-06-03
    soldstatus $160,000
13. 2014-06-02
    soldstatus $160,000
14. 2014-06-02
    soldstatus $160,000
15. 2014-03-24
    listed $165,000
16. 2014-03-24
    listed $165,000

ⓘ 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: $5,877 · $490/mo
• Projected year-2 tax: $5,877 · $490/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$7,276
• − Property taxes: −$5,877
• − Insurance: −$650
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$3,779
• Taxable income: $4,594
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $5,052/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

-21.3% since first listed

17 events — show timeline

• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $129,900 MRED as Distributed by MLS Grid
• 2025-08-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-12 Listed — RMLSA as Distributed by MLS Grid
• 2021-04-29 Sold (Public Records) $172,000 Public Records
• 2021-04-29 Sold (Public Records) $120,000 Public Records
• 2021-04-29 Sold (MLS) $169,900 MRED as Distributed by MLS Grid
• 2021-04-29 Sold (MLS) $169,900 RMLSA as Distributed by MLS Grid
• 2021-04-01 Sold (Public Records) $120,000 Public Records
• 2021-02-26 Listed $169,900 MRED as Distributed by MLS Grid
• 2021-02-26 Listed $169,900 RMLSA as Distributed by MLS Grid
• 2014-06-03 Sold (Public Records) $160,000 Public Records
• 2014-06-02 Sold (MLS) $160,000 RMLSA as Distributed by MLS Grid
• 2014-06-02 Sold (MLS) $160,000 MRED as Distributed by MLS Grid
• 2014-03-24 Listed $165,000 RMLSA as Distributed by MLS Grid
• 2014-03-24 Listed $165,000 MRED as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $5,877 · +2.2% YoY. Source: county tax records.