310 W Tenth St · Johnston City, IL 62951

$49,000

2 bd · 1.0 ba · 1,390 sqft · SingleFamily · 5 Days on market

Built 1950

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 310 W 10th St, Johnston City, IL 62951 — a classic 1930-built single-family home on a spacious 6,945 sq ft lot. This 1,390 sq ft property offers a solid foundation and excellent potential for investors, flippers, or handy homeowners looking to create equity through renovations. While the home needs significant work (cosmetic and possibly mechanical updates), it presents a fantastic blank canvas in an established, quiet neighborhood. Imagine updating the layout, modernizing finishes, and transforming this into a charming, move-in-ready residence or a strong rental property. Key Features:1,390 square feet of living space Built in 1930 with the character of an earlier era Gene

Key facts

• Solid foundation
• Spacious lot
• Convenient location

Tags

• SPACIOUS LOT
• SOLID FOUNDATION
• ESTABLISHED NEIGHBORHOOD
• ROOM FOR OUTDOOR ENJOYMENT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: No home warranty
• Financial info: Tax amount reported for 2024

Exterior

• Utilities: Public water; Public sewer; Electricity available; Electric service: Other
• Home design: Single-family residence; One level
• Construction: Frame construction; Above-grade finished area reported as 1,390 (owner reported)
• Exterior features: Corner lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating specified; Cooling: Other
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).

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: amenities F, commute F, employment 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.
• Zoned schools: Johnston City High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 337 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,000

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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.
5. 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.
6. 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: 2.21% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.31%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $161,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W 9th St	0.07mi	3/2.0 (+1)	1,431 (+3%)	7mo	$165,800	$116	77
605 Follis Ave	0.20mi	3/2.0 (+1)	1,344 (-3%)	5mo	$164,000	$122	72
110 W 7th St	0.18mi	2/1.0	1,221 (-12%)	9mo	$64,500	$53	64
304 W 10th St	0.03mi	3/2.0 (+1)	1,216 (-12%)	7mo	$150,000	$123	63
714 W 5th St	0.44mi	2/1.0	1,250 (-10%)	1mo	$130,000	$104	62
905 Marilyn Dr	0.50mi	3/2.0 (+1)	1,460 (+5%)	1mo	$187,900	$129	59
1006 Gent Ave	0.65mi	3/1.0 (+1)	1,380 (-1%)	10mo	$72,100	$52	55
1210 Barham Ave	0.50mi	3/2.0 (+1)	1,480 (+6%)	8mo	$140,000	$95	51
1304 Hazel St St	0.64mi	3/2.0 (+1)	1,460 (+5%)	6mo	$190,000	$130	48
805 W 9th St	0.40mi	3/2.0 (+1)	1,546 (+11%)	9mo	$50,000	$32	46
1200 Joy Ln	0.53mi	3/2.0 (+1)	1,500 (+8%)	9mo	$275,000	$183	46
1402 Trout Ave	0.40mi	3/1.5 (+1)	1,222 (-12%)	11mo	$120,000	$98	45

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: 41.3%
• Equity multiple: 2.77×
• Total profit: $24,346
• Equity at exit: $7,306

10-year hold

• IRR: 47.5%
• Equity multiple: 5.58×
• Total profit: $62,838
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $507

Break-even live

Break-even rent $442

Max offer price $49,000

Occupancy floor 48%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $49,000 Active 5 DOM
2. 2026-06-18
   days on market $49,000 Active 4 DOM
3. 2026-06-17
   days on market $49,000 Active 3 DOM
4. 2026-06-16
   days on market $49,000 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $49,000 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: $866 · $72/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$123/yr (+$10/mo · 14.2%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,004
• − Mortgage interest: −$2,745
• − Property taxes: −$866
• − Insurance: −$245
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,425
• Taxable income: $5,642
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $4,725/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

+15.3% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2026-06-14 Listed $42,500 MARIS as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2005-09-10 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $866 · +3.2% YoY. Source: county tax records.