607 W Main St · Carbondale, IL 62901

$99,000

5 bd · 3.0 ba · 1,656 sqft · MultiFamily · 149 Days on market

Built 1925 10,018 sqft lot Est $98k · at est. ↓ 17% since listing

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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 +6.9/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 0.23 acre lot
• 8 parking spots
• Built 1925

Property features AI

Finance

• Financial info: Three-unit investment property with current rents listed: Unit 1 $600, Unit 2 $500, Unit 3 $700

Exterior

• Parking: Total of 8 parking spaces on-site; Parking pads; Each unit is assigned two parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (conversion); Built in 1925
• Construction: Shingle roof; Total building area approximately 1656
• Exterior features: Level lot

Interior

• Bedrooms: Three units: two 2-bedroom units and one 1-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Interior features: Partial, unfinished basement
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.9% in Carbondale — 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 70/100 on livability (#375 in IL) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: housing C-, crime F, employment F.
• Carbondale Chsd 165 (urban): math 26% / reading 35% proficiency, ranked #279 of 620 in IL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carbondale Comm H S (math 26% / reading 35%, grade F, #175 of 693 statewide, top 26%, 997 students, 0% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; lower-income renter base — watch delinquency; 5 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• At $1,547/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 2038% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1925 — 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 F 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $97,704
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Springer St	0.18mi	5/3.0	1,633 (-1%)	21mo	$60,000	$37	72
304 E College St	0.68mi	5/3.0	1,750 (+6%)	7mo	$119,000	$68	53
413 S Washington St	0.56mi	5/2.0	1,584 (-4%)	16mo	$25,000	$16	49
612 N Bridge St	0.41mi	5/2.0	1,476 (-11%)	13mo	$69,000	$47	48
1207 W Freeman St	0.53mi	4/2.0 (-1)	1,740 (+5%)	15mo	$150,000	$86	45
517 N Oakland Ave	0.44mi	5/2.0	1,434 (-13%)	10mo	$84,900	$59	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.74×
• Total profit: $20,630
• Equity at exit: $14,761

10-year hold

• IRR: 27.5%
• Equity multiple: 3.61×
• Total profit: $72,274
• Equity at exit: $8,560

Cash invested: $27,720 (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 62901

• Rents YoY: 4.5%
• Active inventory: 202
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $538

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $606	-5% $572	+0% $538	+5% $504	+10% $470
Rent	-10% $416	-5% $477	+0% $538	+5% $599	+10% $660
Rate	-1.0pp $588	-0.5pp $563	base $538	+0.5pp $512	+1.0pp $486

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,548
Total (2 units)			$1,547

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $99,000 Active 149 DOM
2. 2026-06-18
   days on market $99,000 Active 148 DOM
3. 2026-06-17
   days on market $99,000 Active 147 DOM
4. 2026-06-16
   days on market $99,000 Active 146 DOM
5. 2026-06-15
   days on market $99,000 Active 145 DOM
6. 2026-06-14
   days on market $99,000 Active 143 DOM
7. 2026-06-13
   days on market $99,000 Active 142 DOM
8. 2026-06-10
   days on market $99,000 Active 140 DOM
9. 2026-06-09
   days on market $99,000 Active 139 DOM
10. 2026-06-08
    days on market $99,000 Active 138 DOM
11. 2026-06-07
    days on market $99,000 Active 137 DOM
12. 2026-06-02
    days on market $99,000 Active 132 DOM
13. 2026-06-01
    days on market $99,000 Active 131 DOM
14. 2026-05-31
    days on market $99,000 Active 130 DOM
15. 2026-05-30
    days on market $99,000 Active 129 DOM
16. 2026-03-26
    price $99,000
17. 2026-01-18
    historical Contingent - Continue to Show
18. 2026-01-14
    historical
19. 2025-10-29
    historical Under Contract
20. 2025-10-28
    historical
21. 2025-10-28
    historical
22. 2025-10-06
    price
23. 2025-04-14
    listed Active
24. 2025-04-01
    historical
25. 2025-03-31
    historical
26. 2025-03-12
    listed Active
27. 2025-03-11
    listed $119,000 Active
28. 2025-03-11
    historical
29. 2024-03-11
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,564
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$2,880
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,210/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: Carbondale Chsd 165
• NCES district ID: 1708370
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $22,075
• Composite: 23.92/100
• National rank: #7787
• State rank: #279 of 620 in IL

Livability — Carbondale

• Score: 70/100
• State rank: #375
• US rank: #7806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, IL
• County: Jackson County · 22,946 people
• City population: 22,946
• Metro: Carbondale-Marion, IL
• Population (ZIP): 22,946
• Household income: $35,089
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2038.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 59,093 people
• By 2030: 59,628 · +0.9%
• By 2040: 59,495 · +0.7%
• By 2050: 58,811 · -0.5%
• By 2075: 57,683 · -2.4%
• By 2100: 55,337 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 4% Arabic 2%

Political lean MEDSL · Jackson

• 2024 margin: Toss-up / Even · D 51.0% · R 47.5% · Other 1.4%
• 2008→2024 swing: -18.3pp toward R · 2008: 21.8pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+1.3 2016: D+3.0 2012: D+10.3 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.62%
• Current HPI: 88.7209
• Rent YoY: ▲ 4.51%
• Metro: Carbondale-Marion, IL
• 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

-16.8% since first listed

14 events — show timeline

• 2026-03-26 Price Changed $99,000 RMLSA as Distributed by MLS Grid
• 2026-01-18 Contingent — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-29 Contingent — RMLSA as Distributed by MLS Grid
• 2025-10-28 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-14 Listed — RMLSA as Distributed by MLS Grid
• 2025-04-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-12 Listed — RMLSA as Distributed by MLS Grid
• 2025-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-11 Listed $119,000 RMLSA as Distributed by MLS Grid
• 2024-03-11 Listing Removed — MRED as Distributed by MLS Grid