610 E Illinois Ave · Carterville, IL 62918

$114,900

2 bd · 1.0 ba · 1,050 sqft · Other · 118 Days on market

Built 1940 8,940 sqft lot $109/sqft · at area comps Est $115k · at est.

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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 +14.5/30.0
• ARV discount +7.6/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!!!!!!!!Adorable 2 bedroom, 1 bath bungalow in Carterville. Great location from downtown. New interior paint throughout 2026, crawl-space insulation 2026, New light fixtures / ceiling fans throughout, New hot water heater (gas) 2024, Luxury Vinyl flooring throughout 2021 (great for easy cleaning) New roof 2022, 200 amp electrical (new panel) Newer vinyl windows, HVAC (gas) 2016. New kitchen countertops & hardware. Appliances (refrigerator & stove) will stay in home. Covered front porch and a nice deck on the back! Storage shed in the back yard will stay. You can park in the front or additional access in the alley. Large crawl space for easy access.

Key facts

• Great location
• New hot water heater
• New light fixtures

Tags

• GREAT LOCATION
• NEW INTERIOR PAINT
• CRAWL-SPACE INSULATION
• NEW LIGHT FIXTURES
• NEW HOT WATER HEATER
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (10.1% below list).
• Recommended offer: $103k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Carterville — 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 75/100 on livability (#211 in IL, #3,939 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Carterville CUSD 5 (suburban): math 29% / reading 43% proficiency, ranked #185 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).
• This rent is only 17% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $115k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $103,295 (10.1% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $115,153
• List price: $114,900
• Delta: -0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-16,969
• Equity at exit: $17,132

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-12,615
• Equity at exit: $9,934

Cash invested: $32,172 (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 62918

• Home prices YoY: -13.8%
• Active inventory: 110
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $26

Break-even live

Break-even rent $1,000

Max offer price $114,900

Occupancy floor 93%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $114,900 Under Contract 118 DOM
2. 2026-06-18
   days on market $114,900 Under Contract 117 DOM
3. 2026-06-17
   days on market $114,900 Under Contract 116 DOM
4. 2026-06-16
   days on market $114,900 Under Contract 115 DOM
5. 2026-06-15
   days on market $114,900 Under Contract 114 DOM
6. 2026-06-14
   days on market $114,900 Under Contract 112 DOM
7. 2026-06-13
   days on market $114,900 Under Contract 111 DOM
8. 2026-06-10
   days on market $114,900 Under Contract 109 DOM
9. 2026-06-09
   days on market $114,900 Under Contract 108 DOM
10. 2026-06-08
    days on market $114,900 Under Contract 107 DOM
11. 2026-06-07
    days on market $114,900 Under Contract 106 DOM
12. 2026-06-05
    days on market $114,900 Under Contract 103 DOM
13. 2026-06-02
    days on market $114,900 Under Contract 101 DOM
14. 2026-06-01
    days on market $114,900 Under Contract 100 DOM
15. 2026-05-31
    days on market $114,900 Under Contract 99 DOM
16. 2026-05-30
    days on market $114,900 Under Contract 98 DOM
17. 2026-05-19
    historical Under Contract 685-char remark

    Show marketing remark (685 chars)

    Price Improvement!!!!!!!!Adorable 2 bedroom, 1 bath bungalow in Carterville. Great location from downtown. New interior paint throughout 2026, crawl-space insulation 2026, New light fixtures / ceiling fans throughout, New hot water heater (gas) 2024, Luxury Vinyl flooring throughout 2021 (great for easy cleaning) New roof 2022, 200 amp electrical (new panel) Newer vinyl windows, HVAC (gas) 2016. New kitchen countertops & hardware. Appliances (refrigerator & stove) will stay in home. Covered front porch and a nice deck on the back! Storage shed in the back yard will stay. You can park in the front or additional access in the alley. Large crawl space for easy access.

18. 2026-05-14
    price $114,900 685-char remark

    Show marketing remark (685 chars)

    Price Improvement!!!!!!!!Adorable 2 bedroom, 1 bath bungalow in Carterville. Great location from downtown. New interior paint throughout 2026, crawl-space insulation 2026, New light fixtures / ceiling fans throughout, New hot water heater (gas) 2024, Luxury Vinyl flooring throughout 2021 (great for easy cleaning) New roof 2022, 200 amp electrical (new panel) Newer vinyl windows, HVAC (gas) 2016. New kitchen countertops & hardware. Appliances (refrigerator & stove) will stay in home. Covered front porch and a nice deck on the back! Storage shed in the back yard will stay. You can park in the front or additional access in the alley. Large crawl space for easy access.

19. 2026-04-03
    price $119,900 685-char remark

    Show marketing remark (685 chars)

    Price Improvement!!!!!!!!Adorable 2 bedroom, 1 bath bungalow in Carterville. Great location from downtown. New interior paint throughout 2026, crawl-space insulation 2026, New light fixtures / ceiling fans throughout, New hot water heater (gas) 2024, Luxury Vinyl flooring throughout 2021 (great for easy cleaning) New roof 2022, 200 amp electrical (new panel) Newer vinyl windows, HVAC (gas) 2016. New kitchen countertops & hardware. Appliances (refrigerator & stove) will stay in home. Covered front porch and a nice deck on the back! Storage shed in the back yard will stay. You can park in the front or additional access in the alley. Large crawl space for easy access.

20. 2026-02-18
    listed $129,900 Active 685-char remark

    Show marketing remark (685 chars)

    Price Improvement!!!!!!!!Adorable 2 bedroom, 1 bath bungalow in Carterville. Great location from downtown. New interior paint throughout 2026, crawl-space insulation 2026, New light fixtures / ceiling fans throughout, New hot water heater (gas) 2024, Luxury Vinyl flooring throughout 2021 (great for easy cleaning) New roof 2022, 200 amp electrical (new panel) Newer vinyl windows, HVAC (gas) 2016. New kitchen countertops & hardware. Appliances (refrigerator & stove) will stay in home. Covered front porch and a nice deck on the back! Storage shed in the back yard will stay. You can park in the front or additional access in the alley. Large crawl space for easy access.

21. 2025-12-17
    historical
22. 2025-09-19
    historical
23. 2025-05-21
    listed Active
24. 2004-07-22
    soldstatus $40,000
25. 2004-07-22
    soldstatus $40,000
26. 2004-06-03
    listed $39,900
27. 2001-01-19
    soldstatus $20,000
28. 2000-12-06
    listed $26,000

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: +$465/yr (+$39/mo · 27.7%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,395
• − Mortgage interest: −$6,436
• − Property taxes: −$1,679
• − Insurance: −$574
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,343
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $697/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: Carterville CUSD 5
• NCES district ID: 1708640
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $47,344
• Composite: 30.87/100
• National rank: #6122
• State rank: #185 of 620 in IL

Livability — Carterville

• Score: 75/100
• State rank: #211
• US rank: #3939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carterville, IL
• County: Williamson County · 38,451 people
• City population: 10,658
• Metro: Carbondale-Marion, IL
• Population (ZIP): 10,658
• Household income: $70,920
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 240.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

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: ▼ -25.58%
• Current HPI: 159.1431
• Rent YoY: —
• 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

+341.9% since first listed

12 events — show timeline

• 2026-05-19 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-14 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2026-04-03 Price Changed $119,900 RMLSA as Distributed by MLS Grid
• 2026-02-18 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-21 Listed — RMLSA as Distributed by MLS Grid
• 2004-07-22 Sold (Public Records) $40,000 Public Records
• 2004-07-22 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2004-06-03 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2001-01-19 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2000-12-06 Listed $26,000 RMLSA as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $1,679 · +6.2% YoY. Source: county tax records.