1614 Pine St · Murphysboro, IL 62966

$49,900

1 bd · 1.0 ba · 848 sqft · SingleFamily public records · 42 Days on market

Built 1943 5,984 sqft lot $59/sqft · 28% below area Est $69k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Nice 2BR, 1BA starter home. Appliances listed.

Key facts

• Shed
• Carport
• Deck

Tags

• 3 YEAR OLD ROOF
• NEWER SEWER LINE
• DECK
• CARPORT
• SHED
• MAJOR MECHANICAL UPDATES

Property features AI

Finance

• Other: School bus service; Property located in unincorporated area
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage accessed off alley (1 garage space, 1 total parking)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Aluminum siding; Asphalt roof; Block foundation; Approximately 81–90 years old
• Exterior features: Deck; Sidewalks

Interior

• Kitchen: Double oven; Range; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 9); Second bedroom on main level (9 x 9)
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Kitchen/dining combo; Family room; Laundry room on main level
• Laundry & utility: Washer included; Main-level laundry (6 x 9)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1943 — 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.65% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.0

CMA / ARV

• ARV (median comp): $68,978
• List price: $49,900
• Delta: -27.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S 14th St	0.27mi	2/2.0 (+1)	850 (+0%)	2mo	$30,000	$35	76
924 N 20th St	0.53mi	1/1.0	840 (-1%)	13mo	$64,500	$77	63
924 N 20th St	0.53mi	1/1.0	840 (-1%)	13mo	$64,500	$77	63
2135 Clay St	0.63mi	1/1.0	848 (0%)	14mo	$77,150	$91	59
2135 Clay St	0.63mi	1/1.0	848 (0%)	14mo	$77,150	$91	59
1912 Hortense St	0.43mi	2/1.0 (+1)	760 (-10%)	6mo	$26,000	$34	52
1905 Hamilton St	0.56mi	2/1.0 (+1)	885 (+4%)	15mo	$56,900	$64	50
923 N 9th St	0.73mi	2/1.0 (+1)	896 (+6%)	4mo	$4,000	$4	48
547 S 17th St	0.43mi	2/1.0 (+1)	960 (+13%)	8mo	$70,000	$73	46
547 S 17th St	0.43mi	2/1.0 (+1)	960 (+13%)	8mo	$70,000	$73	46
1315 Gartside St	0.45mi	2/1.5 (+1)	960 (+13%)	11mo	$72,600	$76	41
1315 Gartside St	0.45mi	2/1.5 (+1)	960 (+13%)	11mo	$72,600	$76	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: 12.2%
• Equity multiple: 1.49×
• Total profit: $6,791
• Equity at exit: $7,440

10-year hold

• IRR: 21.2%
• Equity multiple: 2.81×
• Total profit: $25,231
• Equity at exit: $4,314

Cash invested: $13,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $233

Break-even live

Break-even rent $530

Max offer price $49,900

Occupancy floor 67%

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: $12,475
• Closing costs: $1,497
• 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	0.63mi

Listing history 22 events

1. 2026-06-19
   days on market $49,900 Active 42 DOM
2. 2026-06-18
   days on market $49,900 Active 41 DOM
3. 2026-06-17
   days on market $49,900 Active 40 DOM
4. 2026-06-16
   days on market $49,900 Active 39 DOM
5. 2026-06-15
   days on market $49,900 Active 38 DOM
6. 2026-06-14
   days on market $49,900 Active 36 DOM
7. 2026-06-13
   days on market $49,900 Active 35 DOM
8. 2026-06-10
   days on market $49,900 Active 33 DOM
9. 2026-06-09
   days on market $49,900 Active 32 DOM
10. 2026-06-09
    days on market $49,900 Active 31 DOM
11. 2026-06-07
    days on market $49,900 Active 30 DOM
12. 2026-06-05
    days on market $49,900 Active 27 DOM
13. 2026-06-02
    days on market $49,900 Active 25 DOM
14. 2026-06-01
    days on market $49,900 Active 24 DOM
15. 2026-05-31
    days on market $49,900 Active 23 DOM
16. 2026-05-30
    days on market $49,900 Active 22 DOM
17. 2026-05-08
    listed $49,900 Active 31-char remark
18. 2011-07-29
    soldstatus $32,000 46-char remark

    Show marketing remark (46 chars)

    Nice 2BR, 1BA starter home. Appliances listed.

19. 2011-07-29
    soldstatus $32,000 46-char remark

    Show marketing remark (46 chars)

    Nice 2BR, 1BA starter home. Appliances listed.

20. 2011-07-07
    listed $35,000 46-char remark

    Show marketing remark (46 chars)

    Nice 2BR, 1BA starter home. Appliances listed.

21. 2011-07-07
    listed $35,000 46-char remark

    Show marketing remark (46 chars)

    Nice 2BR, 1BA starter home. Appliances listed.

22. 2011-07-01
    soldstatus $32,000

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: −$2,795
• − Property taxes: −$1,639
• − Insurance: −$250
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,452
• Taxable income: $2,180
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $2,269/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

+55.9% since first listed

6 events — show timeline

• 2026-05-08 Listed $49,900 MRED as Distributed by MLS Grid
• 2011-07-29 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2011-07-29 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2011-07-07 Listed $35,000 MRED as Distributed by MLS Grid
• 2011-07-07 Listed $35,000 RMLSA as Distributed by MLS Grid
• 2011-07-01 Sold (Public Records) $32,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $1,639 · +6.1% YoY. Source: county tax records.