2726 Kendall Xing · Johnsburg, IL 60051

$239,900

2 bd · 2.5 ba · 1,488 sqft · Townhouse public records · 26 Days on market

Built 2005 Est $259k · 7% under $400/mo HOA · 19% of rent

---

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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.1/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• $400 HOA
• Garage
• Built 2005

Property features AI

Finance

• Other: Four-unit building (this unit is part of a 4-unit building)
• Financial info: Special service area: No; Tax exemptions: Homeowner and Disabled Person
• HOA & community: Homeowners association fee $400 monthly; HOA covers exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs welcome)

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; Total of 1 parking space
• Security: Security system; Intercom
• Utilities: Public water; Public sewer; Electric service and natural gas available
• Home design: Attached single property; Townhouse – 2 story; Entry level 1; Fee simple ownership with homeowners association; Age approximately 21–25 years; School bus and commuter bus service available
• Construction: Vinyl siding with stone accents; Asphalt roof; Built without lead-based paint concerns (built after 1978)
• Exterior features: Patio; Partially fenced yard; Landscaped lot; Sidewalks in the community

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances; Eating area / table space
• Bedrooms: Master bedroom on second level (10 x 13); Additional bedroom on second level (17 x 11); Two other bedrooms (layout includes up to 2 possible bedrooms)
• Flooring: Laminate flooring throughout main areas; Wood laminate in bedrooms, living room, dining room, and kitchen; Vinyl flooring in basement family room
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Walk-in closet(s); Window screens and window treatments; Finished full basement with recreation/family area; Ceiling fan(s); CO detectors; Sump pump; Intercom; Security system
• Laundry & utility: Laundry room in basement (washer hookup, in-unit); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.1% below list).
• Recommended offer: $175k (27.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.9% in Johnsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#111 in IL, #1,796 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Johnsburg CUSD 12 (suburban): math 22% / reading 21% proficiency, ranked #321 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Johnsburg Elementary School (math 19% / reading 10%, grade F, #1,278 of 2,056 statewide, top 65%, 366 students, 0% FRL); Johnsburg Jr High School (math 23% / reading 26%, grade F, #332 of 665 statewide, top 55%, 344 students, 0% FRL); Johnsburg High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 560 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $178k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $174,730 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $258,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Kendall Xing	0.04mi	3/2.5 (+1)	1,640 (+10%)	4mo	$275,000	$168	73
2733 Kendall Xing	0.05mi	3/2.5 (+1)	1,609 (+8%)	11mo	$280,000	$174	70
2704 Kendall Xing #2704	0.04mi	3/3.5 (+1)	1,640 (+10%)	10mo	$300,000	$183	64
2805 Payton Xing	0.13mi	3/2.5 (+1)	1,696 (+14%)	10mo	$300,000	$177	57
2510 Evergreen Cir	0.73mi	2/1.5	1,660 (+12%)	20mo	$235,000	$142	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $107,435
• Equity at exit: $216,121

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $335,402
• Equity at exit: $466,073

Cash invested: $67,172 (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 60051

• Home prices YoY: 4.9%
• Active inventory: 151
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$295 /mo · $3,545/yr
• Insurance: −$100
• HOA: −$400
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-369

Break-even live

Break-even rent $2,599

Max offer price $174,730

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-301	+0% $-369	+5% $-437	+10% $-505
Rent	-10% $-537	-5% $-453	+0% $-369	+5% $-285	+10% $-200
Rate	-1.0pp $-248	-0.5pp $-308	base $-369	+0.5pp $-431	+1.0pp $-494

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 Blake Rd McHenry, IL	3.0	1.0–2.0	926	$2,087	$2.25	0d	19	0.53mi
2554 Evergreen Cir Unit 2554 McHenry, IL	3.0	2.5	1500	$2,350	$1.57	0d	1	0.81mi
2554 Evergreen Cir Unit 2554 McHenry, IL	3.0	2.5	1500	$2,300	$1.53	17d	1	0.81mi
1941 N Orleans St McHenry, IL	2.0	2.0	980	$1,533	$1.56	45d	1	0.96mi
3317 Pearl St McHenry, IL	3.0	2.0	1750	$2,150	$1.23	3d	1	1.46mi
3317 Pearl St Unit NA McHenry, IL	3.0	2.0	1750	$2,095	$1.20	0d	1	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 26 events

1. 2026-06-21
   days on market $239,900 Active 26 DOM
2. 2026-06-18
   days on market $239,900 Active 23 DOM
3. 2026-06-17
   days on market $239,900 Active 22 DOM
4. 2026-06-16
   days on market $239,900 Active 21 DOM
5. 2026-06-15
   days on market $239,900 Active 20 DOM
6. 2026-06-13
   days on market $239,900 Active 18 DOM
7. 2026-06-13
   days on market $239,900 Active 17 DOM
8. 2026-06-09
   days on market $239,900 Active 14 DOM
9. 2026-06-08
   days on market $239,900 Active 13 DOM
10. 2026-06-07
    days on market $239,900 Active 12 DOM
11. 2026-06-04
    days on market $239,900 Active 9 DOM
12. 2026-06-03
    days on market $239,900 Active 8 DOM
13. 2026-06-02
    days on market $239,900 Active 7 DOM
14. 2026-06-01
    days on market $239,900 Active 6 DOM
15. 2026-05-31
    days on market $239,900 Active 5 DOM
16. 2026-05-26
    listed $239,900 Active
17. 2022-01-26
    soldstatus $178,000
18. 2022-01-21
    soldstatus $178,000 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2021-12-14
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2021-12-13
    status Active Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2021-11-19
    status Active Under Contract (Do Not Show) 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2021-11-05
    status Active Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2021-10-20
    price $179,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2021-10-01
    listed $183,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2021-10-01
    historical

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2021-08-26
    listed 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: $3,545 · $295/mo
• Projected year-2 tax: $4,495 · $375/mo
• Expected delta: +$950/yr (+$79/mo · 26.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,588
• − Mortgage interest: −$13,438
• − Property taxes: −$3,545
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$4,800
• − Depreciation: −$6,979
• Taxable loss: −$8,468
• Est. tax savings @ 24.0%: +$2,032
• After-tax cash flow: $-2,395/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: Johnsburg CUSD 12
• NCES district ID: 1720490
• Math proficiency: 22% ▼ -18.00%
• Reading proficiency: 21% ▼ -18.00%
• Median HH income: $79,626
• Composite: 22.0/100
• National rank: #8206
• State rank: #321 of 620 in IL

Livability — Johnsburg

• Score: 80/100
• State rank: #111
• US rank: #1796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnsburg, IL
• Population (ZIP): 23,931

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.50%
• Current HPI: 612.07
• 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

+30.7% since first listed

11 events — show timeline

• 2026-05-26 Listed $239,900 MRED as Distributed by MLS Grid
• 2022-01-26 Sold (Public Records) $178,000 Public Records
• 2022-01-21 Sold (MLS) $178,000 MRED as Distributed by MLS Grid
• 2021-12-14 Pending — MRED as Distributed by MLS Grid
• 2021-12-13 Pending — MRED as Distributed by MLS Grid
• 2021-11-19 Pending — MRED as Distributed by MLS Grid
• 2021-11-05 Pending — MRED as Distributed by MLS Grid
• 2021-10-20 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2021-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2021-10-01 Listed $183,500 MRED as Distributed by MLS Grid
• 2021-08-26 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2024): $3,545 · -0.7% YoY. Source: county tax records.