306 S Carter St · Crainville, IL 62918

$119,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 136 Days on market

Built 1958 0.31 ac lot $109/sqft · 10% below area Est $132k · 10% under

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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 +11.9/30.0
• ARV discount +11.8/15.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single story ranch is located in Carterville. It has 2 bedrooms, an office, hardwood floors and spacious kitchen. Full unfinished basement makes great storage and hang out area. Garage as well as covered carport. Great for first home or downsizing and could also be a great investment property. Make your appointment to come see it today.

Key facts

• Covered carport
• Spacious kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• FULL UNFINISHED BASEMENT
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (11.6% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Tri-C Elementary School (math 27% / reading 42%, grade F, #517 of 2,056 statewide, top 28%, 701 students, 0% FRL); Carterville Intermediate Sch (math 27% / reading 43%, grade F, #191 of 665 statewide, top 30%, 518 students, 0% FRL); Carterville High School (math 37% / reading 42%, grade F, #88 of 693 statewide, top 14%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 110 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).
• This rent is only 18% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $119k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,720 (12.0% 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 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $131,516
• List price: $119,000
• Delta: -9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Mcneil St	0.19mi	2/1.0	1,100 (+1%)	7mo	$96,425	$88	84
803 Ridge St	0.23mi	2/1.0	1,064 (-3%)	7mo	$65,000	$61	79
211 Mcneil St	0.16mi	2/2.0	1,050 (-4%)	6mo	$131,000	$125	77
503 Pennsylvania Ave	0.32mi	2/1.0	1,000 (-8%)	4mo	$121,000	$121	68
308 Blossom St	0.25mi	3/2.0 (+1)	1,032 (-6%)	10mo	$141,150	$137	62
209 N Olive St	0.52mi	2/1.0	1,012 (-7%)	11mo	$45,000	$44	54
407 W Illinois Ave	0.55mi	2/1.0	975 (-11%)	5mo	$80,000	$82	52
511 N Bryan Ave	0.63mi	3/1.0 (+1)	1,040 (-5%)	10mo	$149,500	$144	49
800 Division St	0.49mi	3/2.0 (+1)	1,173 (+7%)	11mo	$133,000	$113	47
605 Missouri Ave	0.41mi	3/2.0 (+1)	966 (-12%)	8mo	$75,000	$78	46
503 Missouri Ave	0.37mi	3/2.0 (+1)	1,200 (+10%)	14mo	$194,000	$162	46
504 Laclede Ave	0.49mi	3/2.0 (+1)	1,232 (+13%)	13mo	$143,500	$116	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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-21,222
• Equity at exit: $17,743

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-20,865
• Equity at exit: $10,289

Cash invested: $33,320 (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 62918

• Home prices YoY: -13.8%
• Active inventory: 110
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-31

Break-even live

Break-even rent $1,091

Max offer price $113,510

Occupancy floor 98%

Sensitivity live

Price	-10% $36	-5% $3	+0% $-31	+5% $-65	+10% $-98
Rent	-10% $-114	-5% $-73	+0% $-31	+5% $10	+10% $52
Rate	-1.0pp $29	-0.5pp $-1	base $-31	+0.5pp $-62	+1.0pp $-93

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $119,000 Active 136 DOM
2. 2026-06-19
   days on market $119,000 Active 134 DOM
3. 2026-06-18
   days on market $119,000 Active 133 DOM
4. 2026-06-17
   days on market $119,000 Active 132 DOM
5. 2026-06-16
   days on market $119,000 Active 131 DOM
6. 2026-06-15
   days on market $119,000 Active 130 DOM
7. 2026-06-14
   days on market $119,000 Active 128 DOM
8. 2026-06-13
   days on market $119,000 Active 127 DOM
9. 2026-06-10
   days on market $119,000 Active 125 DOM
10. 2026-06-09
    days on market $119,000 Active 124 DOM
11. 2026-06-08
    days on market $119,000 Active 123 DOM
12. 2026-06-07
    days on market $119,000 Active 122 DOM
13. 2026-06-05
    days on market $119,000 Active 119 DOM
14. 2026-06-02
    days on market $119,000 Active 117 DOM
15. 2026-06-01
    days on market $119,000 Active 116 DOM
16. 2026-05-31
    days on market $119,000 Active 115 DOM
17. 2026-05-30
    days on market $119,000 Active 114 DOM
18. 2026-05-08
    price $119,000 348-char remark

    Show marketing remark (348 chars)

    This single story ranch is located in Carterville. It has 2 bedrooms, an office, hardwood floors and spacious kitchen. Full unfinished basement makes great storage and hang out area. Garage as well as covered carport. Great for first home or downsizing and could also be a great investment property. Make your appointment to come see it today.

19. 2026-02-05
    listed $127,500 Active 348-char remark

    Show marketing remark (348 chars)

    This single story ranch is located in Carterville. It has 2 bedrooms, an office, hardwood floors and spacious kitchen. Full unfinished basement makes great storage and hang out area. Garage as well as covered carport. Great for first home or downsizing and could also be a great investment property. Make your appointment to come see it today.

20. 2010-12-21
    soldstatus $61,000 152-char remark

    Show marketing remark (152 chars)

    2 bedroom brick home on a corner lot. New roof in 2007, new heating & cooling in 2007. This will make a good starter home or rental investment. None

21. 2010-12-21
    soldstatus $61,000 152-char remark

    Show marketing remark (152 chars)

    2 bedroom brick home on a corner lot. New roof in 2007, new heating & cooling in 2007. This will make a good starter home or rental investment. None

22. 2010-12-21
    soldstatus $61,000

    Show marketing remark (152 chars)

    2 bedroom brick home on a corner lot. New roof in 2007, new heating & cooling in 2007. This will make a good starter home or rental investment. None

23. 2010-07-27
    listed $63,500 152-char remark

    Show marketing remark (152 chars)

    2 bedroom brick home on a corner lot. New roof in 2007, new heating & cooling in 2007. This will make a good starter home or rental investment. None

24. 2010-07-27
    listed $63,500 152-char remark

    Show marketing remark (152 chars)

    2 bedroom brick home on a corner lot. New roof in 2007, new heating & cooling in 2007. This will make a good starter home or rental investment. None

25. 2007-08-29
    soldstatus $60,000
26. 2004-10-19
    soldstatus $65,000
27. 2004-10-19
    soldstatus $65,000
28. 2004-08-18
    listed $74,900

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,481 · $207/mo
• Expected delta: +$220/yr (+$18/mo · 9.7%)

ⓘ 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 · 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: $12,623
• − Mortgage interest: −$6,666
• − Property taxes: −$2,262
• − Insurance: −$595
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,462
• Taxable loss: −$2,381
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $198/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 — Crainville

• Score: 70/100
• State rank: #377
• US rank: #7858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crainville, IL
• County: Williamson County · 38,451 people
• Metro: Carbondale-Marion, IL
• Population (ZIP): 10,658
• Household income: $70,920
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 240.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 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: ▼ -25.58%
• Current HPI: 159.1431
• Rent YoY: —
• 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

+58.9% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2026-02-05 Listed $127,500 MRED as Distributed by MLS Grid
• 2010-12-21 Sold (Public Records) $61,000 Public Records
• 2010-12-21 Sold (MLS) $61,000 RMLSA as Distributed by MLS Grid
• 2010-12-21 Sold (MLS) $61,000 MRED as Distributed by MLS Grid
• 2010-07-27 Listed $63,500 RMLSA as Distributed by MLS Grid
• 2010-07-27 Listed $63,500 MRED as Distributed by MLS Grid
• 2007-08-29 Sold (Public Records) $60,000 Public Records
• 2004-10-19 Sold (Public Records) $65,000 Public Records
• 2004-10-19 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2004-08-18 Listed $74,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $2,262 · +7.1% YoY. Source: county tax records.