806 Rodd St · Carterville, IL 62959

$30,000

1 bd · 1.0 ba · 650 sqft · Other · 141 Days on market

Built 2001 4,791 sqft lot $46/sqft · 48% below area Est $57k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located within the desirable Carterville School District, this 1-bedroom, 1-bath home offers an affordable opportunity for investors or buyers looking to add value through updates. Furnace is 2019, exterior unit is 2017. Property features spacious bedroom and functional layout, and a convenient location close to town amenities. Shed in backyard conveys with sale. With some cosmetic improvements, this home has solid potential as a rental or flip. Home was previously rented for $650/mo - no tenant currently.

Key facts

• Shed in backyard
• Convenient location
• 4,791 sq ft lot

Tags

• CARTERVILLE SCHOOL DISTRICT
• CONVENIENT LOCATION
• SHED IN BACKYARD

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$57,279) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: Rents rising fast (+8.4%/yr); 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).
• This rent is only 14% 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $20k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $30k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.76% ✓
• Cap rate: 22.76%
• Cash-on-cash: 58.82%
• DSCR: 3.62
• GRM: 3.0

CMA / ARV

• ARV (median comp): $57,279
• List price: $30,000
• Delta: -47.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 63.4%
• Equity multiple: 4.07×
• Total profit: $25,765
• Equity at exit: $4,473

10-year hold

• IRR: 69.6%
• Equity multiple: 10.07×
• Total profit: $76,222
• Equity at exit: $2,594

Cash invested: $8,400 (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 62959

• Rents YoY: 8.4%
• Active inventory: 226
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $412

Break-even live

Break-even rent $305

Max offer price $30,000

Occupancy floor 45%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Briarwood Rd Carterville, IL	1.0	1.0	650	$900	$1.38	44d	1	0.73mi
507 1st St Apt 1 Carterville, IL	2.0	1.0	680	$750	$1.10	44d	1	0.86mi

Listing history 30 events

1. 2026-06-19
   days on market $30,000 Active 141 DOM
2. 2026-06-18
   days on market $30,000 Active 140 DOM
3. 2026-06-17
   days on market $30,000 Active 139 DOM
4. 2026-06-16
   days on market $30,000 Active 138 DOM
5. 2026-06-15
   days on market $30,000 Active 137 DOM
6. 2026-06-14
   days on market $30,000 Active 135 DOM
7. 2026-06-13
   pricedays on market $30,000 Active 134 DOM
8. 2026-06-10
   days on market $42,000 Active 132 DOM
9. 2026-06-09
   days on market $42,000 Active 131 DOM
10. 2026-06-08
    days on market $42,000 Active 130 DOM
11. 2026-06-07
    days on market $42,000 Active 129 DOM
12. 2026-06-05
    days on market $42,000 Active 126 DOM
13. 2026-06-02
    days on market $42,000 Active 124 DOM
14. 2026-06-01
    days on market $42,000 Active 123 DOM
15. 2026-05-31
    days on market $42,000 Active 122 DOM
16. 2026-05-30
    days on market $42,000 Active 121 DOM
17. 2026-04-20
    price $42,000 515-char remark

    Show marketing remark (515 chars)

    Located within the desirable Carterville School District, this 1-bedroom, 1-bath home offers an affordable opportunity for investors or buyers looking to add value through updates. Furnace is 2019, exterior unit is 2017. Property features spacious bedroom and functional layout, and a convenient location close to town amenities. Shed in backyard conveys with sale. With some cosmetic improvements, this home has solid potential as a rental or flip. Home was previously rented for $650/mo - no tenant currently.

18. 2026-01-29
    listed $49,500 Active 515-char remark

    Show marketing remark (515 chars)

    Located within the desirable Carterville School District, this 1-bedroom, 1-bath home offers an affordable opportunity for investors or buyers looking to add value through updates. Furnace is 2019, exterior unit is 2017. Property features spacious bedroom and functional layout, and a convenient location close to town amenities. Shed in backyard conveys with sale. With some cosmetic improvements, this home has solid potential as a rental or flip. Home was previously rented for $650/mo - no tenant currently.

19. 2026-01-29
    historical

    Show marketing remark (515 chars)

    Located within the desirable Carterville School District, this 1-bedroom, 1-bath home offers an affordable opportunity for investors or buyers looking to add value through updates. Furnace is 2019, exterior unit is 2017. Property features spacious bedroom and functional layout, and a convenient location close to town amenities. Shed in backyard conveys with sale. With some cosmetic improvements, this home has solid potential as a rental or flip. Home was previously rented for $650/mo - no tenant currently.

20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-10-22
    listed Active
24. 2025-10-20
    historical $650
25. 2025-09-26
    listed $650
26. 2025-06-15
    historical $650
27. 2025-05-04
    listed $650
28. 2001-02-13
    soldstatus $18,500
29. 2001-01-25
    listed $18,500
30. 1999-07-09
    soldstatus $18,000

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $857 · $71/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 2/10 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: $9,919
• − Mortgage interest: −$1,680
• − Property taxes: −$857
• − Insurance: −$150
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$873
• Taxable income: $4,772
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $3,796/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): 27,793
• Household income: $71,063
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 763.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -76.41%
• Current HPI: 137.5955
• Rent YoY: ▲ 8.40%
• 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

+133.3% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $42,000 RMLSA as Distributed by MLS Grid
• 2026-01-29 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-29 Listed $49,500 RMLSA as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-22 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-20 Rental Removed $650 BUILDIUM
• 2025-09-26 Listed for Rent $650 BUILDIUM
• 2025-06-15 Rental Removed $650 BUILDIUM
• 2025-05-04 Listed for Rent $650 BUILDIUM
• 2001-02-13 Sold (MLS) $18,500 RMLSA as Distributed by MLS Grid
• 2001-01-25 Listed $18,500 RMLSA as Distributed by MLS Grid
• 1999-07-09 Sold (Public Records) $18,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $857 · +6.2% YoY. Source: county tax records.