2961 N Rocky Comfort Rd · Makanda, IL 62958

$80,000

3 bd · 2.0 ba · 863 sqft · SingleFamily · 127 Days on market

Built 1986 0.45 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

GIANT CITY SCHOOL DISTRICT! Welcome to the heart of Southern Illinois wine country, where beauty, privacy, and charm come together. This exceptional Makanda property at 2961 Rocky Comfort Road offers a unique blend of country tranquility and modern living, just minutes from Giant City State Park, Shawnee Wine Trail, and Carbondale. This unique 3 bedroom, 2 bath with a detached garage is affordable housing in the Giant City School District. Step inside to discover open-concept living spaces, warm natural finishes, and large windows that frame peaceful wooded views. Every detail has been thoughtfully designed to create a welcoming atmosphere perfect for entertaining, relaxing, or escaping. Outside, enjoy the spacious yard, perfect for gatherings, gardening, or simply soaking up the serenity of the Makanda countryside. This property is ideal as a primary residence, weekend retreat, or short-term rental investment near some of Southern Illinois’ most loved attractions. Minutes from Carbondale, Southern Illinois University, Giant City Lodge, wineries, and hiking trails This is your opportunity to experience the best of Southern Illinois living — where every sunrise feels like a getaway and every evening brings peaceful country charm. Near Devil's Kitchen and Crab orchard lakes.

Key facts

• Large windows
• Shawnee wine trail
• 0.45 acre lot

Tags

• GIANT CITY SCHOOL DISTRICT
• SOUTHERN ILLINOIS WINE COUNTRY
• GIANT CITY STATE PARK
• SHAWNEE WINE TRAIL
• OPEN-CONCEPT LIVING SPACES
• LARGE WINDOWS

Property features AI

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water
• Home design: Detached single-family home; Property age approximately 31–40 years
• Construction: Block foundation
• Exterior features: Deck; Porch; Pasture lot

Interior

• Kitchen: Range; Refrigerator; Eating area with breakfast bar and table space
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on main level
• Flooring: Laminate flooring in living room and master bedroom; Carpet in secondary bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Window treatments; Crawl space basement with egress window
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#757 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Carbondale Chsd 165 (urban): math 26% / reading 35% proficiency, ranked #279 of 620 in IL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carbondale Comm H S (math 26% / reading 35%, grade F, #175 of 693 statewide, top 26%, 997 students, 0% FRL).
• Market conditions: 33 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.26×
• Total profit: $28,263
• Equity at exit: $41,834

10-year hold

• IRR: 20.9%
• Equity multiple: 4.39×
• Total profit: $75,849
• Equity at exit: $69,459

Cash invested: $22,400 (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 62958

• Home prices YoY: 3.4%
• Active inventory: 33
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $206

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 74%

Sensitivity live

Price	-10% $261	-5% $233	+0% $206	+5% $178	+10% $150
Rent	-10% $130	-5% $168	+0% $206	+5% $244	+10% $282
Rate	-1.0pp $246	-0.5pp $226	base $206	+0.5pp $185	+1.0pp $164

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $80,000 Under Contract 127 DOM
2. 2026-05-30
   days on market $80,000 Under Contract 126 DOM
3. 2026-05-23
   status Active
4. 2026-02-28
   historical Under Contract 1306-char remark

   Show marketing remark (1306 chars)

   GIANT CITY SCHOOL DISTRICT! Welcome to the heart of Southern Illinois wine country, where beauty, privacy, and charm come together. This exceptional Makanda property at 2961 Rocky Comfort Road offers a unique blend of country tranquility and modern living, just minutes from Giant City State Park, Shawnee Wine Trail, and Carbondale. This unique 3 bedroom, 2 bath with a detached garage is affordable housing in the Giant City School District. Step inside to discover open-concept living spaces, warm natural finishes, and large windows that frame peaceful wooded views. Every detail has been thoughtfully designed to create a welcoming atmosphere perfect for entertaining, relaxing, or escaping. Outside, enjoy the spacious yard, perfect for gatherings, gardening, or simply soaking up the serenity of the Makanda countryside. This property is ideal as a primary residence, weekend retreat, or short-term rental investment near some of Southern Illinois’ most loved attractions. Minutes from Carbondale, Southern Illinois University, Giant City Lodge, wineries, and hiking trails This is your opportunity to experience the best of Southern Illinois living — where every sunrise feels like a getaway and every evening brings peaceful country charm. Near Devil's Kitchen and Crab orchard lakes.

5. 2026-02-01
   historical
6. 2026-01-22
   listed $80,000 Active 1306-char remark

   Show marketing remark (1306 chars)

   GIANT CITY SCHOOL DISTRICT! Welcome to the heart of Southern Illinois wine country, where beauty, privacy, and charm come together. This exceptional Makanda property at 2961 Rocky Comfort Road offers a unique blend of country tranquility and modern living, just minutes from Giant City State Park, Shawnee Wine Trail, and Carbondale. This unique 3 bedroom, 2 bath with a detached garage is affordable housing in the Giant City School District. Step inside to discover open-concept living spaces, warm natural finishes, and large windows that frame peaceful wooded views. Every detail has been thoughtfully designed to create a welcoming atmosphere perfect for entertaining, relaxing, or escaping. Outside, enjoy the spacious yard, perfect for gatherings, gardening, or simply soaking up the serenity of the Makanda countryside. This property is ideal as a primary residence, weekend retreat, or short-term rental investment near some of Southern Illinois’ most loved attractions. Minutes from Carbondale, Southern Illinois University, Giant City Lodge, wineries, and hiking trails This is your opportunity to experience the best of Southern Illinois living — where every sunrise feels like a getaway and every evening brings peaceful country charm. Near Devil's Kitchen and Crab orchard lakes.

7. 2026-01-06
   historical
8. 2025-10-12
   listed Active

ⓘ 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 3/10 Moderate
• 🌡 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: $11,522
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,327
• Taxable income: $1,270
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,163/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: Carbondale Chsd 165
• NCES district ID: 1708370
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $22,075
• Composite: 23.92/100
• National rank: #7787
• State rank: #279 of 620 in IL

Livability — Makanda

• Score: 63/100
• State rank: #757
• US rank: #15308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,069

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 (91%)
• Race & ethnicity: White 91% Asian 3% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 6% Romanian 3% Scotch-Irish 2%
• Foreign-born: 4% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Chinese 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: ▲ 4.27%
• Current HPI: 128.5264
• 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

6 events — show timeline

• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-02-28 Contingent — RMLSA as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-22 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-12 Listed — RMLSA as Distributed by MLS Grid