517 E Fisher St · Carbondale, IL 62901

$75,000

1 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 167 Days on market

Built 1968 0.37 ac lot Est $73k · at est.

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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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +6.2/15.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why pay rent when you can own this 3 bedroom home for under $50,000! Newer gas HVAC. All appliances stay and are newer. Extra large yard!

Key facts

• Large corner lot
• New light fixtures
• Eat-in kitchen

Tags

• LARGE CORNER LOT
• NEW VINYL PLANK FLOORING
• UPGRADED BATHROOM FIXTURES
• NEW LIGHT FIXTURES
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: No master association fees required

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding and frame construction; Block foundation; Asphalt roof; Built 51-60 years ago; Built before 1978
• Exterior features: Level lot; Lot dimensions approximately 105 x 155

Interior

• Kitchen: Kitchen on main level (approx. 12 x 15)
• Bedrooms: Master bedroom on main level (approx. 11 x 12); Bedroom on main level (approx. 11 x 12); Bedroom on main level (approx. 8 x 12)
• Flooring: Luxury vinyl flooring throughout primary rooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with egress window; Water heater (gas); Five total rooms
• Laundry & utility: Main-level laundry (approx. 12 x 6) with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• 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.
• Market conditions: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; 1 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1968 — 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. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $72,954
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 N Washington St	0.62mi	2/1.0 (+1)	1,172 (+1%)	8mo	$15,000	$13	57
512 E Willow St	0.24mi	2/1.0 (+1)	1,077 (-7%)	22mo	$40,000	$37	54
307 E Birch St	0.41mi	2/1.0 (+1)	1,025 (-12%)	18mo	$65,000	$63	42
307 E Birch St	0.41mi	2/1.0 (+1)	1,025 (-12%)	18mo	$65,000	$63	42

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,564
• Equity at exit: $11,183

10-year hold

• IRR: 6.8%
• Equity multiple: 1.55×
• Total profit: $11,472
• Equity at exit: $6,485

Cash invested: $21,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $116

Break-even live

Break-even rent $628

Max offer price $75,000

Occupancy floor 80%

Sensitivity live

Price	-10% $159	-5% $137	+0% $116	+5% $95	+10% $74
Rent	-10% $55	-5% $86	+0% $116	+5% $147	+10% $177
Rate	-1.0pp $154	-0.5pp $135	base $116	+0.5pp $97	+1.0pp $77

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Lewis Ln Carbondale, IL	3.0	1.0	622	$550	$0.88	44d	1	1.06mi

Listing history 14 events

1. 2026-06-08
   days on market $75,000 Active 167 DOM
2. 2026-06-07
   days on market $75,000 Active 166 DOM
3. 2026-06-02
   days on market $75,000 Active 161 DOM
4. 2026-06-01
   days on market $75,000 Active 160 DOM
5. 2026-05-31
   days on market $75,000 Active 159 DOM
6. 2026-05-30
   days on market $75,000 Active 158 DOM
7. 2025-12-22
   listed $75,000 Active
8. 2025-12-17
   historical
9. 2025-09-09
   historical
10. 2025-07-01
    listed Active
11. 2021-03-19
    soldstatus $40,000 140-char remark

    Show marketing remark (140 chars)

    Why pay rent when you can own this 3 bedroom home for under $50,000! Newer gas HVAC. All appliances stay and are newer. Extra large yard!

12. 2021-03-19
    soldstatus $40,000 140-char remark

    Show marketing remark (140 chars)

    Why pay rent when you can own this 3 bedroom home for under $50,000! Newer gas HVAC. All appliances stay and are newer. Extra large yard!

13. 2020-08-19
    listed $42,900 140-char remark

    Show marketing remark (140 chars)

    Why pay rent when you can own this 3 bedroom home for under $50,000! Newer gas HVAC. All appliances stay and are newer. Extra large yard!

14. 2020-08-19
    listed $42,900 140-char remark

    Show marketing remark (140 chars)

    Why pay rent when you can own this 3 bedroom home for under $50,000! Newer gas HVAC. All appliances stay and are newer. Extra large yard!

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$421/yr (+$35/mo · 48.9%)

ⓘ 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: $9,302
• − Mortgage interest: −$4,201
• − Property taxes: −$860
• − Insurance: −$375
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,182
• Taxable income: $195
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,347/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

+74.8% since first listed

8 events — show timeline

• 2025-12-22 Listed $75,000 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-07-01 Listed — RMLSA as Distributed by MLS Grid
• 2021-03-19 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2021-03-19 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2020-08-19 Listed $42,900 RMLSA as Distributed by MLS Grid
• 2020-08-19 Listed $42,900 MRED as Distributed by MLS Grid

Property tax history

-8.2%/yr

Latest (2024): $860 · -64.6% YoY. Source: county tax records.