103 N 7th St · Murphysboro, IL 62966

$31,000

1 bd · 2.0 ba · 868 sqft · SingleFamily public records · 182 Days on market

Built 1928 3,750 sqft lot $36/sqft · 20% below area ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let the tenant make your mortgage payment! Great 2 bedroom unit on lower level with Corian countertops in the kitchen and bath. Separate entrance for the upstairs unit. Many recent updates including fresh paint in and out, newer windows upstairs, newer carpet downstairs. Disclosure: On file and EZ List Personal Property Incl: Some furniture may be purchased Water Company: Murphysboro

Key facts

• 3,750 sq ft lot
• Built 1928
• Listed 181 days

🏷️ Possibly a rental listed for sale. The $31,000 price doesn't fit this home's estimated sale value (~$77,187) 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/2.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $31k).
• Recommended offer: $27k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 6.2% in Murphysboro — 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 54/100 on livability (#1,265 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime D-, amenities 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.
• 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 $214 of loan paydown is wiped out by about $930 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $23k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1928 — 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 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. 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?
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: 2.66% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.49%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $77,187
• List price: $31,000
• Delta: -59.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S 14th St	0.36mi	2/2.0 (+1)	850 (-2%)	2mo	$30,000	$35	73
923 N 9th St	0.70mi	2/1.0 (+1)	896 (+3%)	4mo	$4,000	$4	49
1524 Elm St	0.47mi	2/1.0 (+1)	832 (-4%)	19mo	$58,500	$70	47
1524 Elm St	0.47mi	2/1.0 (+1)	832 (-4%)	19mo	$58,500	$70	47
606 N 16th St	0.60mi	2/1.0 (+1)	860 (-1%)	23mo	$93,000	$108	42
606 N 16th St	0.60mi	2/1.0 (+1)	860 (-1%)	23mo	$93,000	$108	42
1315 Gartside St	0.53mi	2/1.5 (+1)	960 (+11%)	11mo	$72,600	$76	41
1315 Gartside St	0.53mi	2/1.5 (+1)	960 (+11%)	11mo	$72,600	$76	41
1520 Gartside St	0.66mi	2/1.0 (+1)	980 (+13%)	1mo	$100,000	$102	38
547 S 17th St	0.65mi	2/1.0 (+1)	960 (+11%)	8mo	$70,000	$73	36
547 S 17th St	0.65mi	2/1.0 (+1)	960 (+11%)	8mo	$70,000	$73	36

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: 59.3%
• Equity multiple: 3.63×
• Total profit: $22,855
• Equity at exit: $4,622

10-year hold

• IRR: 64.0%
• Equity multiple: 7.43×
• Total profit: $55,834
• Equity at exit: $2,680

Cash invested: $8,680 (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: 3.1×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$163
• Tax est. 1.5%: −$39 /mo · $465/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $438

Break-even live

Break-even rent $271

Max offer price $31,000

Occupancy floor 42%

Sensitivity live

Price	-10% $459	-5% $448	+0% $438	+5% $427	+10% $416
Rent	-10% $372	-5% $405	+0% $438	+5% $470	+10% $503
Rate	-1.0pp $453	-0.5pp $445	base $438	+0.5pp $429	+1.0pp $421

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: $7,750
• Closing costs: $930
• 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	44d	1	0.21mi

Listing history 28 events

1. 2026-06-19
   days on market $31,000 Active 182 DOM
2. 2026-06-18
   days on market $31,000 Active 181 DOM
3. 2026-06-17
   days on market $31,000 Active 180 DOM
4. 2026-06-16
   days on market $31,000 Active 179 DOM
5. 2026-06-15
   days on market $31,000 Active 178 DOM
6. 2026-06-14
   days on market $31,000 Active 176 DOM
7. 2026-06-13
   days on market $31,000 Active 175 DOM
8. 2026-06-10
   days on market $31,000 Active 173 DOM
9. 2026-06-09
   days on market $31,000 Active 172 DOM
10. 2026-06-09
    days on market $31,000 Active 171 DOM
11. 2026-06-07
    days on market $31,000 Active 170 DOM
12. 2026-06-05
    days on market $31,000 Active 167 DOM
13. 2026-06-02
    days on market $31,000 Active 165 DOM
14. 2026-06-01
    days on market $31,000 Active 164 DOM
15. 2026-05-31
    days on market $31,000 Active 163 DOM
16. 2026-05-30
    days on market $31,000 Active 162 DOM
17. 2026-01-08
    status Active
18. 2026-01-06
    historical
19. 2026-01-05
    historical
20. 2025-12-17
    price
21. 2025-06-09
    price
22. 2024-12-13
    price
23. 2024-07-11
    listed Active
24. 2008-11-21
    soldstatus $49,000 386-char remark

    Show marketing remark (386 chars)

    Let the tenant make your mortgage payment! Great 2 bedroom unit on lower level with Corian countertops in the kitchen and bath. Separate entrance for the upstairs unit. Many recent updates including fresh paint in and out, newer windows upstairs, newer carpet downstairs. Disclosure: On file and EZ List Personal Property Incl: Some furniture may be purchased Water Company: Murphysboro

25. 2008-11-21
    soldstatus $49,000 386-char remark

    Show marketing remark (386 chars)

    Let the tenant make your mortgage payment! Great 2 bedroom unit on lower level with Corian countertops in the kitchen and bath. Separate entrance for the upstairs unit. Many recent updates including fresh paint in and out, newer windows upstairs, newer carpet downstairs. Disclosure: On file and EZ List Personal Property Incl: Some furniture may be purchased Water Company: Murphysboro

26. 2008-11-01
    soldstatus $49,000
27. 2008-10-30
    listed $53,900 386-char remark

    Show marketing remark (386 chars)

    Let the tenant make your mortgage payment! Great 2 bedroom unit on lower level with Corian countertops in the kitchen and bath. Separate entrance for the upstairs unit. Many recent updates including fresh paint in and out, newer windows upstairs, newer carpet downstairs. Disclosure: On file and EZ List Personal Property Incl: Some furniture may be purchased Water Company: Murphysboro

28. 2008-10-30
    listed $53,900 386-char remark

    Show marketing remark (386 chars)

    Let the tenant make your mortgage payment! Great 2 bedroom unit on lower level with Corian countertops in the kitchen and bath. Separate entrance for the upstairs unit. Many recent updates including fresh paint in and out, newer windows upstairs, newer carpet downstairs. Disclosure: On file and EZ List Personal Property Incl: Some furniture may be purchased Water Company: Murphysboro

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$1,736
• − Property taxes: −$465
• − Insurance: −$155
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$902
• Taxable income: $5,058
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,036/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

-9.1% since first listed

12 events — show timeline

• 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
• 2025-12-17 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-12-13 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-11 Listed — RMLSA as Distributed by MLS Grid
• 2008-11-21 Sold (MLS) $49,000 RMLSA as Distributed by MLS Grid
• 2008-11-21 Sold (MLS) $49,000 MRED as Distributed by MLS Grid
• 2008-11-01 Sold (Public Records) $49,000 Public Records
• 2008-10-30 Listed $53,900 RMLSA as Distributed by MLS Grid
• 2008-10-30 Listed $53,900 MRED as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2024): $2,256 · +6.1% YoY. Source: county tax records.