538 S 17th St S · Murphysboro, IL 62966

$100,000

2 bd · 2.0 ba · 1,880 sqft · SingleFamily · 79 Days on market

Built 1929 0.75 ac lot Est $179k · 44% under

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

Updated 2 Bedroom, 2 Bath large home in Murphysboro on two lots. Updated Kitchen with lots of Oak Cabinets and baths and replacement windows. Large Bedrooms with a Jack and Jill bath. There is a large living room with fireplace and family room that opens to a screened in porch. There is a two car detached garage all on two large lots.

Key facts

• Oak cabinets
• Jack and jill bath
• Large living room

Tags

• UPDATED KITCHEN
• OAK CABINETS
• JACK AND JILL BATH
• LARGE LIVING ROOM
• FIREPLACE
• FAMILY ROOM

Property features AI

Finance

• Other: Possession at closing; Seller holds earnest money
• Financial info: Ownership: Fee simple (FS); Special service area: No

Exterior

• Parking: Detached garage (2 spaces total)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Built before 1978 (original construction); Approximately 91–100 years old; Accessible/disability-friendly
• Construction: Vinyl siding with frame construction; Block foundation
• Exterior features: Level to sloped lot; Screened patio/porch

Interior

• Kitchen: Dishwasher; Kitchen on the main level (14 x 23)
• Bedrooms: Master bedroom on the main level; Additional bedroom on the main level (14 x 15)
• Flooring: Carpet in living areas and bedrooms; Tile in family room, kitchen, and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement with egress window; Screened porch/patio; One fireplace located in the living room; Disability access available
• Laundry & utility: Main-level laundry room (8 x 13); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.3% 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; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $178,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 S 17th St	0.00mi	2/2.0	1,880 (0%)	2mo	$99,400	$53	98
1918 Kennedy St	0.24mi	3/2.0 (+1)	1,704 (-9%)	5mo	$99,000	$58	64
1517 Oak St	0.13mi	2/1.5	1,665 (-11%)	13mo	$135,000	$81	62
619 S 20th St	0.31mi	3/2.0 (+1)	1,726 (-8%)	12mo	$114,900	$67	57
204 S 17th St	0.26mi	3/2.0 (+1)	2,145 (+14%)	3mo	$229,000	$107	57
506 S 20th St	0.28mi	3/1.5 (+1)	1,607 (-14%)	1mo	$152,500	$95	55
1826 Spruce St	0.32mi	3/1.0 (+1)	1,686 (-10%)	7mo	$192,900	$114	53
1826 Spruce St	0.32mi	3/1.0 (+1)	1,686 (-10%)	7mo	$192,900	$114	53
2128 Dewey St	0.46mi	3/2.0 (+1)	1,800 (-4%)	18mo	$179,000	$99	52
2237 Roblee	0.64mi	3/3.0 (+1)	2,154 (+15%)	2mo	$49,900	$23	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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,703
• Equity at exit: $14,910

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $10,753
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $180

Break-even live

Break-even rent $870

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $237	-5% $209	+0% $180	+5% $152	+10% $124
Rent	-10% $94	-5% $137	+0% $180	+5% $224	+10% $267
Rate	-1.0pp $231	-0.5pp $206	base $180	+0.5pp $154	+1.0pp $128

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-22
   listed $100,000 Active
2. 2026-04-13
   soldstatus Closed
3. 2026-03-06
   status Pending
4. 2026-01-15
   price $100,000
5. 2026-01-06
   historical
6. 2025-10-24
   listed Active

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$406/yr (+$34/mo · 27.9%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,183
• − Mortgage interest: −$5,602
• − Property taxes: −$1,457
• − Insurance: −$500
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,909
• Taxable income: $606
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,019/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

+0.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $100,000 MRED as Distributed by MLS Grid
• 2026-04-13 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-03-06 Pending — MRED as Distributed by MLS Grid
• 2026-01-15 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-24 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $1,457 · -5.9% YoY. Source: county tax records.