606 S Washington St · Carbondale, IL 62901

$49,900

1 bd · 1.0 ba · 815 sqft · SingleFamily public records · 126 Days on market

Built 1889 4,356 sqft lot Est $41k · 22% 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +8.7/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

Key facts

• Charming front porch
• Walking distance
• Great location

Tags

• GREAT LOCATION
• WALKING DISTANCE
• CORNER LOT
• CHARMING FRONT PORCH
• IMMEDIATE RENTAL INCOME

Property features AI

Finance

• Other: Lot dimensions approximately 42 x 100; Lot is less than 0.25 acre; Lot features: Other; Living area measured by taped method
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Home is over 100 years old; Built before 1978
• Construction: Frame construction with aluminum siding; Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Kitchen (main level), 9 x 14, vinyl flooring; Range; Refrigerator
• Bedrooms: Master bedroom (main level), 14 x 12, laminate flooring; Second bedroom (main level), 9 x 12, carpet
• Flooring: Laminate in living room and master bedroom; Carpet in second bedroom; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($682 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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-, 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; 2 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $14k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $40,750
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Logan St	0.23mi	2/1.0 (+1)	860 (+6%)	9mo	$43,000	$50	68
602 S Logan St	0.23mi	2/1.0 (+1)	860 (+6%)	9mo	$43,000	$50	68
407 W Elm St	0.39mi	2/1.0 (+1)	924 (+13%)	10mo	$40,000	$43	46
407 W Elm St	0.39mi	2/1.0 (+1)	924 (+13%)	10mo	$40,000	$43	46
307 E Lynda	0.71mi	2/1.0 (+1)	829 (+2%)	22mo	$29,900	$36	41
307 E Lynda	0.71mi	2/1.0 (+1)	829 (+2%)	22mo	$29,900	$36	41
804 W Walnut St	0.68mi	2/1.0 (+1)	936 (+15%)	22mo	$91,000	$97	20
804 W Walnut St	0.68mi	2/1.0 (+1)	936 (+15%)	22mo	$91,000	$97	20

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $1,587
• Equity at exit: $7,440

10-year hold

• IRR: 14.1%
• Equity multiple: 2.22×
• Total profit: $17,063
• Equity at exit: $4,314

Cash invested: $13,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $682 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$143
• Net cashflow: $135

Break-even live

Break-even rent $511

Max offer price $49,900

Occupancy floor 75%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W Mill St Carbondale, IL	1.0	1.0	615	$750	$1.22	44d	2	0.37mi
250 S Lewis Ln Carbondale, IL	3.0	1.0	622	$550	$0.88	44d	1	0.85mi

Listing history 24 events

1. 2026-06-19
   days on market $49,900 Active 126 DOM
2. 2026-06-18
   days on market $49,900 Active 125 DOM
3. 2026-06-17
   days on market $49,900 Active 124 DOM
4. 2026-06-16
   days on market $49,900 Active 123 DOM
5. 2026-06-15
   days on market $49,900 Active 122 DOM
6. 2026-06-14
   days on market $49,900 Active 120 DOM
7. 2026-06-13
   days on market $49,900 Active 119 DOM
8. 2026-06-10
   days on market $49,900 Active 117 DOM
9. 2026-06-09
   days on market $49,900 Active 116 DOM
10. 2026-06-08
    days on market $49,900 Active 115 DOM
11. 2026-06-07
    days on market $49,900 Active 114 DOM
12. 2026-06-02
    days on market $49,900 Active 109 DOM
13. 2026-06-01
    days on market $49,900 Active 108 DOM
14. 2026-05-31
    days on market $49,900 Active 107 DOM
15. 2026-05-30
    days on market $49,900 Active 106 DOM
16. 2026-02-12
    listed $49,900 Active
17. 2023-09-29
    soldstatus $37,800 Closed 276-char remark

    Show marketing remark (276 chars)

    Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

18. 2023-09-29
    soldstatus $37,800 276-char remark

    Show marketing remark (276 chars)

    Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

19. 2023-09-16
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

20. 2023-08-26
    listed $41,300 Active 276-char remark

    Show marketing remark (276 chars)

    Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

21. 2023-08-26
    listed $41,300 276-char remark

    Show marketing remark (276 chars)

    Great investment with this 2 bdroom 1 bath home located just around the corner from the SIU Rec Center and walking distance to the SIU campus. This property has a strong rental history and is currently leased for $650 month through 05/17/2024. Call today for more information.

22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2019-12-27
    historical

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $8,183
• − Mortgage interest: −$2,795
• − Property taxes: −$1,459
• − Insurance: −$250
• − Repairs & maintenance: −$655
• − Management: −$655
• − Depreciation: −$1,452
• Taxable income: $918
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,395/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

+20.8% since first listed

9 events — show timeline

• 2026-02-12 Listed $49,900 MRED as Distributed by MLS Grid
• 2023-09-29 Sold (MLS) $37,800 MRED as Distributed by MLS Grid
• 2023-09-29 Sold (MLS) $37,800 RMLSA as Distributed by MLS Grid
• 2023-09-16 Pending — RMLSA as Distributed by MLS Grid
• 2023-08-26 Listed $41,300 MRED as Distributed by MLS Grid
• 2023-08-26 Listed $41,300 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-12-27 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2024): $1,459 · +125.7% YoY. Source: county tax records.