103 S 22nd St · Murphysboro, IL 62966

$125,000

1 bd · 1.5 ba · 1,149 sqft · SingleFamily public records · 43 Days on market

Built 1938 0.37 ac lot Est $86k · 45% over ↓ 26% since listing

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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 +4.3/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +0.8/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

Key facts

• Rich wood trim
• French doors
• Natural light

Tags

• TWO STORY
• SPACIOUS LOT
• FIREPLACE
• FRENCH DOORS
• RICH WOOD TRIM
• NATURAL LIGHT

Property features AI

Finance

• Financial info: 2024 tax year; tax exemptions: homeowner and senior

Exterior

• Parking: Detached garage and carport; 2 total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story
• Construction: Vinyl siding; Built approximately 81–90 years ago; Built before 1978
• Exterior features: Level to sloped yard; Lot dimensions approximately 124 x 130

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (electric and natural gas)
• Interior features: Partial, unfinished basement with egress window; One fireplace in the living room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (34.0% below list).
• Recommended offer: $67k (46.8% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 6.2% in Murphysboro — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 54/100 on livability (#1,265 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D-, amenities F, commute F.
• Murphysboro CUSD 186 (town): math 9% / reading 10% proficiency, ranked #585 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carruthers Elementary School (math 11% / reading 11%, grade F, #1,460 of 2,056 statewide, top 72%, 406 students, 0% FRL); Murphysboro Middle School (math 4% / reading 6%, grade F, #636 of 665 statewide, top 98%, 444 students, 0% FRL); Murphysboro High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 598 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — 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 $66,512 (46.8% 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 43 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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: 0.66% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.42%
• DSCR: 0.49
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $86,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2129 Logan	0.24mi	2/2.0 (+1)	1,200 (+4%)	5mo	$95,000	$79	70
701 S 20th St	0.43mi	2/1.0 (+1)	1,088 (-5%)	1mo	$82,000	$75	63
2043 Pine St	0.17mi	2/1.0 (+1)	1,272 (+11%)	9mo	$90,200	$71	60
2043 Pine St	0.17mi	2/1.0 (+1)	1,272 (+11%)	9mo	$90,200	$71	60
2010 Elm St	0.28mi	2/1.0 (+1)	1,020 (-11%)	9mo	$45,000	$44	54
2010 Elm St	0.28mi	2/1.0 (+1)	1,020 (-11%)	9mo	$45,000	$44	54
2018 Clarke St	0.44mi	2/1.0 (+1)	1,278 (+11%)	4mo	$87,000	$68	50
524 S 17th St	0.58mi	2/1.0 (+1)	1,008 (-12%)	2mo	$21,000	$21	44
2139 Herbert St	0.43mi	2/1.0 (+1)	1,302 (+13%)	10mo	$146,900	$113	43
2139 Herbert St	0.43mi	2/1.0 (+1)	1,302 (+13%)	10mo	$146,900	$113	43
2142 Gartside St	0.61mi	2/1.5 (+1)	1,012 (-12%)	14mo	$93,000	$92	35
2142 Gartside St	0.61mi	2/1.5 (+1)	1,012 (-12%)	14mo	$93,000	$92	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.18×
• Total profit: $-41,376
• Equity at exit: $18,638

10-year hold

• IRR: -52.3%
• Equity multiple: -0.80×
• Total profit: $-62,985
• Equity at exit: $10,808

Cash invested: $35,000 (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 62966

• Active inventory: 79
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-333

Break-even live

Break-even rent $1,246

Max offer price $66,512

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-298	+0% $-333	+5% $-368	+10% $-404
Rent	-10% $-398	-5% $-366	+0% $-333	+5% $-300	+10% $-268
Rate	-1.0pp $-270	-0.5pp $-301	base $-333	+0.5pp $-365	+1.0pp $-398

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lucier St Murphysboro, IL	2.0	1.0	988	$825	$0.84	45d	1	1.12mi

Listing history 13 events

1. 2026-05-22
   status Active
2. 2026-04-14
   soldstatus $92,000 Closed 436-char remark

   Show marketing remark (436 chars)

   Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

3. 2026-03-03
   status Pending 436-char remark

   Show marketing remark (436 chars)

   Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

4. 2026-02-01
   historical

   Show marketing remark (436 chars)

   Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

5. 2026-02-01
   price $95,500 436-char remark

   Show marketing remark (436 chars)

   Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

6. 2026-01-16
   status Active
7. 2026-01-14
   historical
8. 2026-01-08
   status Active
9. 2026-01-06
   historical
10. 2026-01-05
    historical
11. 2025-12-02
    price
12. 2025-11-12
    listed $125,000 Active 436-char remark

    Show marketing remark (436 chars)

    Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

13. 2025-11-12
    listed Active

    Show marketing remark (436 chars)

    Bring this timeless two-story back to life! This 4-bedroom, 1.5 bath home sits on a spacious lot right next to the school, offering classic charm and endless possibilities. Inside, you'll find a welcoming layout with a fireplace, French doors, rich wood trim, and plenty of natural light - the kind of character that makes this home worth restoring. With some TLC and updates, this property could truly shine again. -Bank Owned Property

ⓘ 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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$7,002
• − Property taxes: −$3,326
• − Insurance: −$625
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$3,636
• Taxable loss: −$6,273
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $-2,490/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: Murphysboro CUSD 186
• NCES district ID: 1727610
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 10% ▼ -8.00%
• Median HH income: $36,963
• Composite: 7.97/100
• National rank: #9925
• State rank: #585 of 620 in IL

Livability — Murphysboro

• Score: 54/100
• State rank: #1265
• US rank: #23786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphysboro, IL
• City population: 13,995
• Population (ZIP): 13,995

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 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: ▼ -76.39%
• Current HPI: 95.9393
• 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

-26.4% since first listed

13 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-14 Sold (MLS) $92,000 RMLSA as Distributed by MLS Grid
• 2026-03-03 Pending — RMLSA as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-01 Price Changed $95,500 RMLSA as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED 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
• 2025-12-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-12 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-12 Listed $125,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $3,326 · +10.9% YoY. Source: county tax records.