500 Kramer St · Carterville, IL 62918

$175,000

4 bd · 2.0 ba · 1,868 sqft · SingleFamily · 94 Days on market

Built 1959 5,000 sqft lot $94/sqft · 13% below area Est $201k · 13% under ↓ 5% since listing

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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 +17.0/30.0
• ARV discount +13.4/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• 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

Welcome Home. Completely renovated from the studs in recent years, this 4-bedroom, 2-bath 1.5-story home offers modern updates, a functional layout, and major system upgrades already in place. The main level features a comfortable living room, kitchen, utility room, and convenient back entry area, along with three bedrooms and a full bath. The upper level provides additional living space with a second living area currently used as the primary bedroom, plus another room and a second full bath. Durable vinyl plank flooring runs throughout the home, creating a clean, cohesive look that is both attractive and easy to maintain. Important system updates provide peace of mind, including two HVAC systems (approximately 6 years old) that allow each level to maintain its own comfort. The main level is serviced by a gas furnace, while the upper level uses an efficient heat pump system. The home also includes two gas water heaters, with a traditional tank system downstairs and a tankless unit serving the upper level. Kitchen appliances are approximately 8 years old, with the dishwasher replaced just one year ago. Outside, the covered carport includes a workshop area, providing additional space for projects, storage, or hobbies. With extensive renovations already completed and a versatile layout, this move-in ready home offers comfort, functionality, and modern convenience.

Key facts

• Gas furnace
• Two hvac systems
• Completely renovated

Tags

• COMPLETELY RENOVATED
• FUNCTIONAL LAYOUT
• MAJOR SYSTEM UPGRADES
• DURABLE VINYL PLANK FLOORING
• TWO HVAC SYSTEMS
• GAS FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.7% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Carterville — 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 75/100 on livability (#211 in IL, #3,939 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $201,196
• List price: $175,000
• Delta: -13.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Rachael Ct	0.14mi	4/2.5	1,880 (+1%)	11mo	$332,000	$177	82
409 Arbor Dr	0.22mi	4/2.0	2,078 (+11%)	11mo	$306,000	$147	62
516 Bryan Ave	0.39mi	3/2.0 (-1)	1,757 (-6%)	13mo	$179,900	$102	56
503 W Idaho St	0.40mi	3/3.0 (-1)	1,685 (-10%)	1mo	$219,500	$130	55
812 Whitecotton Dr	0.73mi	3/2.5 (-1)	1,804 (-3%)	9mo	$320,000	$177	45

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-20,782
• Equity at exit: $26,093

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,315
• Equity at exit: $15,131

Cash invested: $49,000 (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 62918

• Home prices YoY: -13.8%
• Active inventory: 110
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $119

Break-even live

Break-even rent $1,500

Max offer price $175,000

Occupancy floor 88%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 Mockingbird Ln Carterville, IL	4.0	2.5	2400	$2,500	$1.04	43d	1	0.93mi

Listing history 22 events

1. 2026-06-19
   days on market $175,000 Active 94 DOM
2. 2026-06-18
   days on market $175,000 Active 93 DOM
3. 2026-06-17
   days on market $175,000 Active 92 DOM
4. 2026-06-16
   days on market $175,000 Active 91 DOM
5. 2026-06-15
   days on market $175,000 Active 90 DOM
6. 2026-06-14
   days on market $175,000 Active 88 DOM
7. 2026-06-13
   days on market $175,000 Active 87 DOM
8. 2026-06-10
   days on market $175,000 Active 85 DOM
9. 2026-06-09
   days on market $175,000 Active 84 DOM
10. 2026-06-08
    days on market $175,000 Active 83 DOM
11. 2026-06-07
    pricedays on market $175,000 Active 82 DOM
12. 2026-06-05
    days on market $190,000 Active 79 DOM
13. 2026-06-02
    days on market $190,000 Active 77 DOM
14. 2026-06-01
    days on market $190,000 Active 76 DOM
15. 2026-05-31
    days on market $190,000 Active 75 DOM
16. 2026-05-30
    days on market $190,000 Active 74 DOM
17. 2026-04-17
    price $190,000 1383-char remark

    Show marketing remark (1383 chars)

    Welcome Home. Completely renovated from the studs in recent years, this 4-bedroom, 2-bath 1.5-story home offers modern updates, a functional layout, and major system upgrades already in place. The main level features a comfortable living room, kitchen, utility room, and convenient back entry area, along with three bedrooms and a full bath. The upper level provides additional living space with a second living area currently used as the primary bedroom, plus another room and a second full bath. Durable vinyl plank flooring runs throughout the home, creating a clean, cohesive look that is both attractive and easy to maintain. Important system updates provide peace of mind, including two HVAC systems (approximately 6 years old) that allow each level to maintain its own comfort. The main level is serviced by a gas furnace, while the upper level uses an efficient heat pump system. The home also includes two gas water heaters, with a traditional tank system downstairs and a tankless unit serving the upper level. Kitchen appliances are approximately 8 years old, with the dishwasher replaced just one year ago. Outside, the covered carport includes a workshop area, providing additional space for projects, storage, or hobbies. With extensive renovations already completed and a versatile layout, this move-in ready home offers comfort, functionality, and modern convenience.

18. 2026-03-17
    listed $199,900 Active 1383-char remark

    Show marketing remark (1383 chars)

    Welcome Home. Completely renovated from the studs in recent years, this 4-bedroom, 2-bath 1.5-story home offers modern updates, a functional layout, and major system upgrades already in place. The main level features a comfortable living room, kitchen, utility room, and convenient back entry area, along with three bedrooms and a full bath. The upper level provides additional living space with a second living area currently used as the primary bedroom, plus another room and a second full bath. Durable vinyl plank flooring runs throughout the home, creating a clean, cohesive look that is both attractive and easy to maintain. Important system updates provide peace of mind, including two HVAC systems (approximately 6 years old) that allow each level to maintain its own comfort. The main level is serviced by a gas furnace, while the upper level uses an efficient heat pump system. The home also includes two gas water heaters, with a traditional tank system downstairs and a tankless unit serving the upper level. Kitchen appliances are approximately 8 years old, with the dishwasher replaced just one year ago. Outside, the covered carport includes a workshop area, providing additional space for projects, storage, or hobbies. With extensive renovations already completed and a versatile layout, this move-in ready home offers comfort, functionality, and modern convenience.

19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2021-08-06
    historical
22. 2013-07-31
    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: $2,334 · $195/mo
• Projected year-2 tax: $3,153 · $263/mo
• Expected delta: +$819/yr (+$68/mo · 35.1%)

ⓘ 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 2/10 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: $19,807
• − Mortgage interest: −$9,803
• − Property taxes: −$2,334
• − Insurance: −$875
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,091
• Taxable loss: −$1,465
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,777/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 — Carterville

• Score: 75/100
• State rank: #211
• US rank: #3939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carterville, IL
• County: Williamson County · 38,451 people
• City population: 10,658
• 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

-5.0% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $190,000 RMLSA as Distributed by MLS Grid
• 2026-03-17 Listed $199,900 RMLSA 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-07-31 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $2,334 · +7.3% YoY. Source: county tax records.