5281-5287 Country Club Rd #2 · Carbondale, IL 62966

$165,000

None bd · None ba · — sqft · Condo · 182 Days on market

Built 1953 Poor condition

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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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors!!! This is a prime opportunity for immediate reliable income. This property not only has a duplex in a beautiful setting, it also has a pole barn on-site to store all the needed equipment, as well as hookups for another house on-site. Can you say potential?! The Duplex is comprised of a 2 bedroom 1 bath unit with a garage. The second unit is a 1 bedroom, 1 bath unit. Ready to add to your investment portfolio? Check it out today! Any and all buyer requests will be entertained, so put them in your offer and we will bring them to our sellers!

Key facts

• Pole barn
• Duplex
• 1.69 acre lot

Tags

• DUPLEX
• POLE BARN
• HOOKUPS FOR ANOTHER HOUSE

What this means for you Summary

Snapshot

• This is a condo listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-, schools D+, crime F.
• Murphysboro CUSD 186 (town): math 9% / reading 10% proficiency, ranked #585 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 8.3

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,191
• Equity at exit: $24,602

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-449
• Equity at exit: $14,266

Cash invested: $46,200 (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 62966

• Active inventory: 79
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $165

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $279	-5% $222	+0% $165	+5% $108	+10% $51
Rent	-10% $35	-5% $100	+0% $165	+5% $230	+10% $296
Rate	-1.0pp $248	-0.5pp $207	base $165	+0.5pp $122	+1.0pp $79

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Black Diamond Dr Carbondale, IL	1.0–3.0	1.0–2.5	1486	$1,652	$1.11	44d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $165,000 Active 182 DOM
2. 2026-06-18
   days on market $165,000 Active 181 DOM
3. 2026-06-17
   days on market $165,000 Active 180 DOM
4. 2026-06-16
   days on market $165,000 Active 179 DOM
5. 2026-06-15
   days on market $165,000 Active 178 DOM
6. 2026-06-14
   days on market $165,000 Active 176 DOM
7. 2026-06-13
   days on market $165,000 Active 175 DOM
8. 2026-06-10
   days on market $165,000 Active 173 DOM
9. 2026-06-09
   days on market $165,000 Active 172 DOM
10. 2026-06-09
    days on market $165,000 Active 171 DOM
11. 2026-06-07
    days on market $165,000 Active 170 DOM
12. 2026-06-05
    days on market $165,000 Active 167 DOM
13. 2026-06-02
    days on market $165,000 Active 165 DOM
14. 2026-06-01
    days on market $165,000 Active 164 DOM
15. 2026-05-31
    days on market $165,000 Active 163 DOM
16. 2026-05-30
    days on market $165,000 Active 162 DOM
17. 2026-01-08
    status Active
18. 2026-01-05
    historical
19. 2025-09-30
    status Active
20. 2025-09-30
    historical
21. 2025-09-19
    status Pending
22. 2025-07-01
    status Active
23. 2025-07-01
    historical
24. 2024-08-27
    listed Active

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

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 ≥108°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,830
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,800
• Taxable loss: −$685
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $2,147/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate investment in repairs and upgrades is essential for increasing its resale and rental value.

Repairs flagged

• Major siding — Significant damage
• Major roof — Missing shingles
• Major flooring — Worn-out carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Both New siding and roof — Improves both resale and rental value
• Both New flooring — Enhances both resale and rental appeal
• Both Paint interior walls — Enhances both resale and rental appeal
• Both Upgrade HVAC — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
roof · Missing shingles	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New siding and roof — Improves both resale and rental value ↑
• Both New flooring — Enhances both resale and rental appeal ↑
• Both Paint interior walls — Enhances both resale and rental appeal ↑
• Both Upgrade HVAC — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Murphysboro CUSD 186
• NCES district ID: 1727610
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 10% ▼ -8.00%
• Median HH income: $36,963
• Composite: 7.97/100
• National rank: #9925
• State rank: #585 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

• City population: 22,946
• Population (ZIP): 13,995

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1%

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: ▼ -76.39%
• Current HPI: 95.9393
• 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