806 W Broadway Blvd · Johnston City, IL 62951

$129,900

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 72 Days on market

Built 1976 0.41 ac lot $92/sqft · 13% above area Est $115k · 13% over ↓ 7% since listing

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Why this score? — see what drove the D 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 806 W Broadway Blvd in Johnston City—a nice 3-bedroom, 2-bath home offering space, comfort, and a layout designed for everyday living. Sitting on two lots, this property gives you rare in-town space for entertaining, pets, gardening, or future possibilities. Inside, you’ll find an open living, dining, and kitchen area that creates a bright, welcoming feel and makes gatherings easy. Just off the main living space is a sunroom overlooking the backyard, perfect for relaxing, hobbies, a play area, or enjoying natural light year-round. The attached 2-car garage adds convenience and storage, while the additional lot expands your options for outdoor living or future use. Located in the Johnston City School District, you’re just minutes from local shopping, dining, and quick access to Marion and I-57, making commuting simple while still enjoying small-town living. Whether you’re a first-time buyer, downsizing, or looking for extra space in town, this home checks the boxes. Schedule your private showing today and see all this Johnston City property has to offer!

Key facts

• Two lots
• 0.41 acre lot
• 2 garage spots

Tags

• TWO LOTS
• SUNROOM OVERLOOKING BACKYARD
• ATTACHED 2 CAR GARAGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.9% below list).
• Recommended offer: $117k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#670 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Johnston City CUSD 1 (town): math 11% / reading 14% proficiency, ranked #556 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $117,048 (9.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $114,802
• List price: $129,900
• Delta: 13.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Marilyn Dr	0.34mi	3/2.0	1,460 (+3%)	1mo	$187,900	$129	78
404 W 9th St	0.39mi	3/2.0	1,431 (+1%)	7mo	$165,800	$116	74
805 W 9th St	0.11mi	3/2.0	1,546 (+9%)	9mo	$50,000	$32	72
1304 Hazel St St	0.49mi	3/2.0	1,460 (+3%)	6mo	$190,000	$130	67
714 W 5th St	0.09mi	2/1.0 (-1)	1,250 (-12%)	1mo	$130,000	$104	66
605 Follis Ave	0.46mi	3/2.0	1,344 (-5%)	5mo	$164,000	$122	66
1200 Joy Ln	0.48mi	3/2.0	1,500 (+6%)	9mo	$275,000	$183	60
403 W 8th St	0.35mi	4/2.0 (+1)	1,560 (+10%)	7mo	$210,000	$135	56
1202 Joy Ln	0.38mi	3/2.0	1,607 (+14%)	8mo	$275,000	$171	53
304 W 10th St	0.48mi	3/2.0	1,216 (-14%)	7mo	$150,000	$123	48
1402 Trout Ave	0.55mi	3/1.5	1,222 (-14%)	11mo	$120,000	$98	40
110 W 7th St	0.49mi	2/1.0 (-1)	1,221 (-14%)	9mo	$64,500	$53	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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,079
• Equity at exit: $19,369

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $886
• 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 62951

• Home prices YoY: -25.8%
• Active inventory: 26
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $142

Break-even live

Break-even rent $991

Max offer price $129,900

Occupancy floor 83%

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: —

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Under Contract 72 DOM
2. 2026-06-18
   days on market $129,900 Under Contract 71 DOM
3. 2026-06-17
   days on market $129,900 Under Contract 70 DOM
4. 2026-06-16
   days on market $129,900 Under Contract 69 DOM
5. 2026-06-15
   days on market $129,900 Under Contract 68 DOM
6. 2026-06-14
   days on market $129,900 Under Contract 66 DOM
7. 2026-06-13
   days on market $129,900 Under Contract 65 DOM
8. 2026-06-10
   days on market $129,900 Under Contract 63 DOM
9. 2026-06-09
   days on market $129,900 Under Contract 62 DOM
10. 2026-06-08
    days on market $129,900 Under Contract 61 DOM
11. 2026-06-07
    statusdays on market $129,900 Under Contract 60 DOM
12. 2026-06-05
    days on market $129,900 Active 57 DOM
13. 2026-06-03
    days on market $129,900 Active 56 DOM
14. 2026-06-02
    days on market $129,900 Active 55 DOM
15. 2026-06-01
    days on market $129,900 Active 54 DOM
16. 2026-05-31
    days on market $129,900 Active 53 DOM
17. 2026-05-30
    days on market $129,900 Active 52 DOM
18. 2026-05-14
    price $129,900 1109-char remark

    Show marketing remark (1109 chars)

    Welcome to 806 W Broadway Blvd in Johnston City—a nice 3-bedroom, 2-bath home offering space, comfort, and a layout designed for everyday living. Sitting on two lots, this property gives you rare in-town space for entertaining, pets, gardening, or future possibilities. Inside, you’ll find an open living, dining, and kitchen area that creates a bright, welcoming feel and makes gatherings easy. Just off the main living space is a sunroom overlooking the backyard, perfect for relaxing, hobbies, a play area, or enjoying natural light year-round. The attached 2-car garage adds convenience and storage, while the additional lot expands your options for outdoor living or future use. Located in the Johnston City School District, you’re just minutes from local shopping, dining, and quick access to Marion and I-57, making commuting simple while still enjoying small-town living. Whether you’re a first-time buyer, downsizing, or looking for extra space in town, this home checks the boxes. Schedule your private showing today and see all this Johnston City property has to offer!

19. 2026-04-21
    price $134,900 1109-char remark

    Show marketing remark (1109 chars)

    Welcome to 806 W Broadway Blvd in Johnston City—a nice 3-bedroom, 2-bath home offering space, comfort, and a layout designed for everyday living. Sitting on two lots, this property gives you rare in-town space for entertaining, pets, gardening, or future possibilities. Inside, you’ll find an open living, dining, and kitchen area that creates a bright, welcoming feel and makes gatherings easy. Just off the main living space is a sunroom overlooking the backyard, perfect for relaxing, hobbies, a play area, or enjoying natural light year-round. The attached 2-car garage adds convenience and storage, while the additional lot expands your options for outdoor living or future use. Located in the Johnston City School District, you’re just minutes from local shopping, dining, and quick access to Marion and I-57, making commuting simple while still enjoying small-town living. Whether you’re a first-time buyer, downsizing, or looking for extra space in town, this home checks the boxes. Schedule your private showing today and see all this Johnston City property has to offer!

20. 2026-04-07
    listed $139,900 Active 1109-char remark

    Show marketing remark (1109 chars)

    Welcome to 806 W Broadway Blvd in Johnston City—a nice 3-bedroom, 2-bath home offering space, comfort, and a layout designed for everyday living. Sitting on two lots, this property gives you rare in-town space for entertaining, pets, gardening, or future possibilities. Inside, you’ll find an open living, dining, and kitchen area that creates a bright, welcoming feel and makes gatherings easy. Just off the main living space is a sunroom overlooking the backyard, perfect for relaxing, hobbies, a play area, or enjoying natural light year-round. The attached 2-car garage adds convenience and storage, while the additional lot expands your options for outdoor living or future use. Located in the Johnston City School District, you’re just minutes from local shopping, dining, and quick access to Marion and I-57, making commuting simple while still enjoying small-town living. Whether you’re a first-time buyer, downsizing, or looking for extra space in town, this home checks the boxes. Schedule your private showing today and see all this Johnston City property has to offer!

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$1,188/yr (+$99/mo · 207.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $14,046
• − Mortgage interest: −$7,276
• − Property taxes: −$572
• − Insurance: −$650
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,779
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,815/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: Johnston City CUSD 1
• NCES district ID: 1720550
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 14% ▼ -6.00%
• Median HH income: $40,813
• Composite: 10.81/100
• National rank: #9765
• State rank: #556 of 620 in IL

Livability — Johnston City

• Score: 64/100
• State rank: #670
• US rank: #13707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnston City, IL
• City population: 5,381
• Population (ZIP): 5,381

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% English 2%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Chinese 2%

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: ▼ -38.65%
• Current HPI: 111.1728
• 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

-7.1% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $129,900 RMLSA as Distributed by MLS Grid
• 2026-04-21 Price Changed $134,900 RMLSA as Distributed by MLS Grid
• 2026-04-07 Listed $139,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $572 · -5.1% YoY. Source: county tax records.