701 S 20th St · Murphysboro, IL 62966

$82,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 11 Days on market

Built 1913 5,688 sqft lot Est $79k · at est.

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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 +17.9/30.0
• ARV discount +6.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• 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

2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

Key facts

• New plumbing
• New flooring
• New hot water heater

Tags

• FARM LIKE COUNTRY KITCHEN
• LARGE LIVING ROOM
• NEW PLUMBING
• NEW ELECTRIC
• NEW HOT WATER HEATER
• NEW FLOORING

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; 3 total parking spaces (including 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1 story; Fee simple ownership; Rehab work planned in 2025; Property over 100 years old; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Block foundation
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Country-style kitchen with eating area
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood flooring in living room, kitchen, and master bedroom; Luxury vinyl in a secondary bedroom; Linoleum in the laundry room
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other cooling
• Interior features: 4 total rooms; Kitchen/dining combo
• Laundry & utility: Main-level laundry room (12 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $82k).

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: 81 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 $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $13k; list at $82k implies a 531% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $82,000

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $79,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 S 20th St	0.00mi	2/1.0	1,088 (0%)	1mo	$82,000	$75	99
524 S 17th St	0.31mi	2/1.0	1,008 (-7%)	2mo	$21,000	$21	72
2125 Dewey St St	0.21mi	3/1.5 (+1)	1,022 (-6%)	6mo	$146,000	$143	68
547 S 17th St	0.28mi	2/1.0	960 (-12%)	8mo	$70,000	$73	60
547 S 17th St	0.29mi	2/1.0	960 (-12%)	8mo	$70,000	$73	60
2010 Elm St	0.57mi	2/1.0	1,020 (-6%)	9mo	$45,000	$44	56
2010 Elm St	0.57mi	2/1.0	1,020 (-6%)	9mo	$45,000	$44	56
1510 Edith St	0.47mi	3/1.0 (+1)	1,029 (-5%)	11mo	$74,900	$73	54
1510 Edith St	0.47mi	3/1.0 (+1)	1,029 (-5%)	11mo	$74,900	$73	54
2129 Logan	0.63mi	2/2.0	1,200 (+10%)	5mo	$95,000	$79	45
2111 Pine St	0.49mi	3/1.0 (+1)	1,240 (+14%)	9mo	$126,000	$102	41
2111 Pine St	0.49mi	3/1.0 (+1)	1,240 (+14%)	9mo	$126,000	$102	41

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-8,841
• Equity at exit: $12,226

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-1,911
• Equity at exit: $7,090

Cash invested: $22,960 (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: 81
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $69

Break-even live

Break-even rent $737

Max offer price $82,000

Occupancy floor 87%

Sensitivity live

Price	-10% $116	-5% $93	+0% $69	+5% $46	+10% $23
Rent	-10% $4	-5% $37	+0% $69	+5% $102	+10% $135
Rate	-1.0pp $111	-0.5pp $90	base $69	+0.5pp $48	+1.0pp $27

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: $20,500
• Closing costs: $2,460
• 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	1.10mi

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   listed $82,000 Active
3. 2023-06-16
   soldstatus $13,000 127-char remark

   Show marketing remark (127 chars)

   2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

4. 2023-06-16
   soldstatus $13,000 Closed 127-char remark

   Show marketing remark (127 chars)

   2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

5. 2023-05-20
   status Pending 127-char remark

   Show marketing remark (127 chars)

   2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

6. 2023-04-29
   listed $14,900 127-char remark

   Show marketing remark (127 chars)

   2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

7. 2023-04-29
   listed $14,900 Active 127-char remark

   Show marketing remark (127 chars)

   2 Bedroom home located on a corner lot, features a detached garage, storage shed and could make a good starter home. Call today

8. 2021-08-06
   historical
9. 2021-08-06
   historical
10. 2017-04-05
    historical
11. 2012-07-21
    historical

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$222/yr (+$19/mo · 15.7%)

ⓘ 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 · 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: −$4,593
• − Property taxes: −$1,417
• − Insurance: −$410
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,385
• Taxable loss: −$490
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $951/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

+450.3% since first listed

11 events — show timeline

• 2026-04-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-09 Listed $82,000 MRED as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $13,000 RMLSA as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $13,000 MRED as Distributed by MLS Grid
• 2023-05-20 Pending — RMLSA as Distributed by MLS Grid
• 2023-04-29 Listed $14,900 RMLSA as Distributed by MLS Grid
• 2023-04-29 Listed $14,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-04-05 Listing Removed — MRED as Distributed by MLS Grid
• 2012-07-21 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2024): $1,417 · +6.1% YoY. Source: county tax records.