1109 W Adams St · Herrin, IL 62948

$89,000

2 bd · 1.0 ba · 904 sqft · SingleFamily · 121 Days on market

Built 1916 6,534 sqft lot $98/sqft · 18% above area Est $76k · 18% over

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Why this score? — see what drove the C- 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HERRIN, 2 Bedroom, 1 Bath home is ready for new owners. Fresh Paint, New Roof, newly remodeled bathroom makes this move in ready. There is a detached garage, another out building great for storage or projects and a fenced in yard. There is also an unfinished basement, great for protection from storms and extra storage. Schedule your showing today!

Key facts

• Out building
• Remodeled bathroom
• Unfinished basement

Tags

• NEW ROOF
• REMODELED BATHROOM
• DETACHED GARAGE
• OUT BUILDING
• FENCED IN YARD
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

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: schools D, crime D-, amenities 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.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $75,540
• List price: $89,000
• Delta: 17.82%
• 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
421 N 18th St	0.42mi	2/1.0	902 (-0%)	1mo	$93,000	$103	79
804 W Harrison St	0.33mi	2/1.0	940 (+4%)	2mo	$71,000	$76	76
710 W Maple St	0.41mi	2/1.0	932 (+3%)	1mo	$94,800	$102	75
520 N 27th St	0.11mi	3/1.0 (+1)	960 (+6%)	8mo	$105,000	$109	73
1117 W Cherry St	0.19mi	2/1.0	980 (+8%)	6mo	$79,900	$82	72
605 W Cherry St	0.32mi	2/1.0	928 (+3%)	15mo	$30,000	$32	68
501 N 18th St	0.42mi	2/1.0	824 (-9%)	7mo	$62,500	$76	60
413 S 26th St	0.51mi	2/1.5	892 (-1%)	16mo	$69,900	$78	59
1212 W Monroe St	0.16mi	2/1.0	792 (-12%)	18mo	$48,000	$61	57
211 W Bryan St	0.72mi	2/1.0	984 (+9%)	1mo	$55,000	$56	51
404 S 23rd St	0.51mi	2/2.0	1,000 (+11%)	12mo	$87,500	$88	44
304 N 18th St	0.45mi	2/2.0	1,020 (+13%)	15mo	$90,000	$88	42

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-218
• Equity at exit: $13,270

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $18,208
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $222

Break-even live

Break-even rent $825

Max offer price $89,000

Occupancy floor 75%

Sensitivity live

Price	-10% $273	-5% $248	+0% $222	+5% $197	+10% $172
Rent	-10% $135	-5% $179	+0% $222	+5% $266	+10% $310
Rate	-1.0pp $267	-0.5pp $245	base $222	+0.5pp $199	+1.0pp $176

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 N 35th St Unit D Herrin, IL	2.0	1.0	850	$1,200	$1.41	45d	1	0.62mi
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	45d	1	0.94mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	45d	1	0.98mi

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 121 DOM
2. 2026-06-19
   days on market $89,000 Active 119 DOM
3. 2026-06-18
   days on market $89,000 Active 118 DOM
4. 2026-06-17
   days on market $89,000 Active 117 DOM
5. 2026-06-16
   days on market $89,000 Active 116 DOM
6. 2026-06-15
   days on market $89,000 Active 115 DOM
7. 2026-06-14
   days on market $89,000 Active 113 DOM
8. 2026-06-13
   days on market $89,000 Active 112 DOM
9. 2026-06-10
   days on market $89,000 Active 110 DOM
10. 2026-06-09
    days on market $89,000 Active 109 DOM
11. 2026-06-08
    days on market $89,000 Active 108 DOM
12. 2026-06-07
    days on market $89,000 Active 107 DOM
13. 2026-06-03
    days on market $89,000 Active 103 DOM
14. 2026-06-02
    days on market $89,000 Active 102 DOM
15. 2026-06-01
    days on market $89,000 Active 101 DOM
16. 2026-05-31
    days on market $89,000 Active 100 DOM
17. 2026-05-30
    days on market $89,000 Active 99 DOM
18. 2026-04-24
    price $89,000 353-char remark

    Show marketing remark (353 chars)

    HERRIN, 2 Bedroom, 1 Bath home is ready for new owners. Fresh Paint, New Roof, newly remodeled bathroom makes this move in ready. There is a detached garage, another out building great for storage or projects and a fenced in yard. There is also an unfinished basement, great for protection from storms and extra storage. Schedule your showing today!

19. 2026-02-20
    listed $95,000 Active 353-char remark

    Show marketing remark (353 chars)

    HERRIN, 2 Bedroom, 1 Bath home is ready for new owners. Fresh Paint, New Roof, newly remodeled bathroom makes this move in ready. There is a detached garage, another out building great for storage or projects and a fenced in yard. There is also an unfinished basement, great for protection from storms and extra storage. Schedule your showing today!

20. 2021-08-06
    historical
21. 2016-06-08
    soldstatus $63,000
22. 2004-10-18
    soldstatus $32,000

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: +$123/yr (+$10/mo · 6.9%)

ⓘ 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: $13,277
• − Mortgage interest: −$4,985
• − Property taxes: −$1,774
• − Insurance: −$445
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,589
• Taxable income: $1,359
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,343/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

+178.1% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2026-02-20 Listed $95,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-06-08 Sold (Public Records) $63,000 Public Records
• 2004-10-18 Sold (Public Records) $32,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,774 · +3.8% YoY. Source: county tax records.