807 Monroe Ave · Johnston City, IL 62951

$50,000

3 bd · 2.0 ba · 1,048 sqft · Other · 12 Days on market

Built 1900

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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 MLS

HANDY MAN SPECIAL !!!! Three bedroom bungalow, with gas furnace and central air. With a '' little fixing'' this would make an ideal starter home or rental.... CALL AND SCHEDULE YOUR APPOINTMENT TODAY !!!!! refrigerator

Key facts

• Built 1900
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 2.04% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.07×
• Total profit: $14,914
• Equity at exit: $7,455

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $42,842
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $360

Break-even live

Break-even rent $567

Max offer price $50,000

Occupancy floor 60%

Sensitivity live

Price	-10% $388	-5% $374	+0% $360	+5% $346	+10% $332
Rent	-10% $279	-5% $320	+0% $360	+5% $401	+10% $441
Rate	-1.0pp $385	-0.5pp $373	base $360	+0.5pp $347	+1.0pp $334

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $50,000 Active 12 DOM
2. 2026-06-19
   days on market $50,000 Active 10 DOM
3. 2026-06-18
   days on market $50,000 Active 9 DOM
4. 2026-06-17
   days on market $50,000 Active 8 DOM
5. 2026-06-16
   days on market $50,000 Active 7 DOM
6. 2026-06-15
   days on market $50,000 Active 6 DOM
7. 2026-06-14
   days on market $50,000 Active 4 DOM
8. 2026-06-13
   days on market $50,000 Active 3 DOM
9. 2026-06-10
   remarks 103-char remark
10. 2026-06-10
    listed $50,000 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: $1,974 · $165/mo
• Projected year-2 tax: $1,974 · $165/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,269
• − Mortgage interest: −$2,801
• − Property taxes: −$1,974
• − Insurance: −$250
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,455
• Taxable income: $3,826
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,404/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

+233.4% since first listed

6 events — show timeline

• 2026-06-10 Listed $50,000 FSBO.com
• 2011-11-23 Sold (Public Records) $62,500 Public Records
• 2010-09-30 Sold (MLS) $8,000 MRED as Distributed by MLS Grid
• 2010-09-30 Sold (MLS) $8,000 RMLSA as Distributed by MLS Grid
• 2010-05-17 Listed $14,999 MRED as Distributed by MLS Grid
• 2010-05-17 Listed $14,999 RMLSA as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,974 · +0.2% YoY. Source: county tax records.