307 N Pine St · De Soto, IL 62924

$99,900

1 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 25 Days on market

Built 1962 ↓ 3% since listing

---

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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 2 bath home has a lot of updates, including a new laundry room. New electric panel installed in 2024. With a main living room, family room, and extra room that could be used as a fourth bedroom, office, playroom, or whatever your needs might be, space is not an issue with this home. Home has a deck that overlooks the large backyard.

Key facts

• Garage
• Built 1962
• Listed 24 days

Property features AI

Finance

• Other: Property not indicated as rebuilt; Built before 1978

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; 200+ amp electrical service
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Built 61–70 years ago; Wood siding and frame construction; Block foundation
• Exterior features: Lot dimensions approximately 150 x 28 x 134; Lot size between 0.25 and 0.49 acre; Lot includes other / unspecified features

Interior

• Kitchen: Kitchen with eating area (12 x 24)
• Bedrooms: 3 bedrooms total; Master bedroom on main level (12 x 12) with full master bath; Second bedroom on main level (12 x 10); Third bedroom on main level (12 x 10)
• Flooring: Carpet in bedrooms and master; Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room (15 x 21); Eating area / table space in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-59 ($-705/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (1.6% below list).
• Recommended offer: $90k (10.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#344 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Desoto Elementary School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 180 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: 18 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $89,519 (10.4% 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. Built in 1962 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
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 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: 0.98% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 8.5

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-19,827
• Equity at exit: $14,895

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-21,661
• Equity at exit: $8,638

Cash invested: $27,972 (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 62924

• Home prices YoY: -18.9%
• Active inventory: 18
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-59

Break-even live

Break-even rent $1,058

Max offer price $89,519

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-30	+0% $-59	+5% $-87	+10% $-115
Rent	-10% $-136	-5% $-98	+0% $-59	+5% $-20	+10% $19
Rate	-1.0pp $-8	-0.5pp $-33	base $-59	+0.5pp $-85	+1.0pp $-111

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $99,900 Active 25 DOM
2. 2026-06-19
   days on market $99,900 Active 22 DOM
3. 2026-06-18
   days on market $99,900 Active 21 DOM
4. 2026-06-17
   days on market $99,900 Active 20 DOM
5. 2026-06-16
   days on market $99,900 Active 19 DOM
6. 2026-06-15
   days on market $99,900 Active 18 DOM
7. 2026-06-14
   days on market $99,900 Active 16 DOM
8. 2026-06-13
   days on market $99,900 Active 15 DOM
9. 2026-06-10
   days on market $99,900 Active 13 DOM
10. 2026-06-09
    days on market $99,900 Active 12 DOM
11. 2026-06-08
    days on market $99,900 Active 11 DOM
12. 2026-06-07
    days on market $99,900 Active 10 DOM
13. 2026-06-02
    days on market $99,900 Active 5 DOM
14. 2026-06-01
    days on market $99,900 Active 4 DOM
15. 2026-05-31
    days on market $99,900 Active 3 DOM
16. 2026-05-30
    days on market $99,900 Active 2 DOM
17. 2026-05-24
    status Active
18. 2026-03-20
    price $99,900
19. 2026-02-02
    status Active
20. 2025-12-26
    historical
21. 2025-12-05
    historical
22. 2025-12-04
    historical
23. 2025-09-10
    price
24. 2025-07-20
    price
25. 2025-03-31
    price
26. 2024-12-04
    listed Active
27. 2021-08-06
    historical
28. 2012-07-03
    historical
29. 2010-12-27
    historical
30. 2007-08-31
    soldstatus $102,500
31. 2007-08-21
    listed $103,000
32. 2005-06-30
    historical
33. 2004-11-25
    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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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 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: $11,801
• − Mortgage interest: −$5,596
• − Property taxes: −$3,242
• − Insurance: −$500
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,906
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $-146/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 — De Soto

• Score: 71/100
• State rank: #344
• US rank: #6956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, IL
• Population (ZIP): 3,064

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -25.98%
• Current HPI: 111.185
• 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

Price history

-3.0% since first listed

17 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-03-20 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-02-02 Relisted — MRED as Distributed by MLS Grid
• 2025-12-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-04 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-31 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-12-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-07-03 Listing Removed — MRED as Distributed by MLS Grid
• 2010-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-31 Sold (MLS) $102,500 MRED as Distributed by MLS Grid
• 2007-08-21 Listed $103,000 MRED as Distributed by MLS Grid
• 2005-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2004-11-25 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2024): $3,242 · +8.2% YoY. Source: county tax records.