616 N Oakland Ave · Carbondale, IL 62901

$108,000

1 bd · 1.5 ba · 1,639 sqft · SingleFamily public records · 168 Days on market

Built 1928 9,800 sqft lot Est $107k · at est. ↓ 6% since listing

---

Why this score? — see what drove the F 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 +7.2/30.0
• ARV discount +6.9/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 BR, 2 Bath bungalow with many updates! Walk in the large, eat-in kitchen with recessed lighting, newer cabinets, and a Fisher and Paykel dishwasher. Spacious living room with wood stove and private entrance to one of two fenced yards. Down the hall, you'll find three bedrooms with hardwood flooring. One bedroom features built-in shelving for lots of storage - no need to buy extra furniture! House also features a separate laundry room, attached one-car garage, and a cute pergola over the deck. Outside, you'll find stucco siding, a Generac generator and a lovely deck surrounded by mature trees. Tabor did crawl space remediation work in 2025. Near SIU and SIH, this move-in ready hom

Key facts

• Newer cabinets
• Wood stove
• Private entrance

Tags

• EAT-IN KITCHEN
• RECESSED LIGHTING
• NEWER CABINETS
• FISHER AND PAYKEL DISHWASHER
• WOOD STOVE
• PRIVATE ENTRANCE

Property features AI

Finance

• Other: Parcel number: 15174790040000
• HOA & community: No master association fee required

Exterior

• Parking: Three parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Frame and stucco construction; Other foundation; Property age estimated 91–100 years
• Exterior features: Lot dimensions approximately 70 x 140; Lot smaller than 0.25 acre; Directions: From Rt 13 in Carbondale, go north (away from SIU) to property on left

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: Primary bedroom on main level (11 x 15); Bedroom on main level (11 x 11); Bedroom on main level (13 x 12)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Two fireplaces (one wood-burning stove)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (23.9% below list).
• Recommended offer: $82k (24.0% below list) — sets the bar for cash-flow.

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: Parrish Elem School (495 students, 0% FRL); Carbondale Middle School (math 5% / reading 14%, grade F, #597 of 665 statewide, top 91%, 446 students, 0% FRL); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $82,074 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $106,535
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N Springer St	0.46mi	1/1.0	1,736 (+6%)	9mo	$113,000	$65	59
104 N Springer St	0.46mi	1/1.0	1,736 (+6%)	9mo	$113,000	$65	59
613 W Owens St	0.37mi	2/1.0 (+1)	1,669 (+2%)	16mo	$35,000	$21	59
613 W Owens St	0.37mi	2/1.0 (+1)	1,669 (+2%)	16mo	$35,000	$21	59

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: -24.4%
• Equity multiple: 0.16×
• Total profit: $-25,537
• Equity at exit: $16,103

10-year hold

• IRR: -15.8%
• Equity multiple: 0.05×
• Total profit: $-28,731
• Equity at exit: $9,338

Cash invested: $30,240 (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: 10.9×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-147

Break-even live

Break-even rent $1,008

Max offer price $82,074

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-116	+0% $-147	+5% $-177	+10% $-208
Rent	-10% $-212	-5% $-179	+0% $-147	+5% $-114	+10% $-82
Rate	-1.0pp $-92	-0.5pp $-119	base $-147	+0.5pp $-175	+1.0pp $-203

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $108,000 Active 168 DOM
2. 2026-06-18
   days on market $108,000 Active 167 DOM
3. 2026-06-17
   days on market $108,000 Active 166 DOM
4. 2026-06-16
   days on market $108,000 Active 165 DOM
5. 2026-06-15
   days on market $108,000 Active 164 DOM
6. 2026-06-14
   days on market $108,000 Active 162 DOM
7. 2026-06-13
   days on market $108,000 Active 161 DOM
8. 2026-06-10
   days on market $108,000 Active 159 DOM
9. 2026-06-09
   days on market $108,000 Active 158 DOM
10. 2026-06-08
    days on market $108,000 Active 157 DOM
11. 2026-06-07
    days on market $108,000 Active 156 DOM
12. 2026-06-02
    days on market $108,000 Active 151 DOM
13. 2026-06-01
    days on market $108,000 Active 150 DOM
14. 2026-05-31
    days on market $108,000 Active 149 DOM
15. 2026-05-30
    days on market $108,000 Active 148 DOM
16. 2026-03-30
    price $108,000
17. 2026-01-02
    listed $115,000 Active
18. 2025-12-17
    historical
19. 2025-12-01
    historical
20. 2025-10-23
    price
21. 2025-06-09
    listed Active

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$116/yr (+$10/mo · 5.2%)

ⓘ 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 · 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: $9,868
• − Mortgage interest: −$6,050
• − Property taxes: −$2,220
• − Insurance: −$540
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$3,142
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $-882/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

-6.1% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $108,000 MRED as Distributed by MLS Grid
• 2026-01-02 Listed $115,000 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-23 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-09 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2024): $2,220 · +11.2% YoY. Source: county tax records.