1713 W Sunset St · Carbondale, IL 62901

$110,000

3 bd · 1.5 ba · 1,288 sqft · SingleFamily · 81 Days on market

Built 1963 Est $148k · 26% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.9/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

Key facts

• Convenient half bath
• Nearby parks
• Nearby shopping

Tags

• SPACIOUS SHADED BACKYARD
• CONVENIENT HALF BATH
• WALKABLE ACCESS TO CAMPUS
• NEARBY PARKS
• NEARBY SHOPPING

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1963
• Construction: Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood in one bedroom; Carpet in two bedrooms and other areas; Vinyl in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: One fireplace; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.9% in Carbondale — 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 70/100 on livability (#375 in IL) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: housing C-, crime F, employment 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: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 5 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1963 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $148,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 W Sunset St	0.00mi	3/1.5	1,288 (0%)	0mo	$108,000	$84	100
309 S Plover Dr	0.27mi	3/1.5	1,270 (-1%)	4mo	$143,500	$113	82
2002 W Norwood Dr	0.30mi	3/2.0	1,334 (+4%)	1mo	$158,000	$118	77
302 S Gray Dr	0.24mi	3/2.0	1,250 (-3%)	8mo	$170,000	$136	75
302 S Gray Dr	0.24mi	3/2.0	1,250 (-3%)	8mo	$170,000	$136	75
2017 W Norwood Dr	0.38mi	3/1.5	1,250 (-3%)	3mo	$200,000	$160	74
504 N Billy Bryan St	0.52mi	3/1.5	1,304 (+1%)	1mo	$149,900	$115	73
1902 Old W Main St St	0.13mi	3/1.0	1,140 (-12%)	2mo	$60,000	$53	71
400 S Orchard Dr	0.43mi	3/1.0	1,236 (-4%)	2mo	$159,900	$129	70
813 W Walnut St	0.69mi	3/1.0	1,365 (+6%)	6mo	$55,000	$40	50
813 W Walnut St	0.69mi	3/1.0	1,365 (+6%)	6mo	$55,000	$40	50
1114 W Walkup St	0.70mi	2/1.0 (-1)	1,440 (+12%)	7mo	$40,000	$28	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,655
• Equity at exit: $16,401

10-year hold

• IRR: 4.3%
• Equity multiple: 1.34×
• Total profit: $10,422
• Equity at exit: $9,511

Cash invested: $30,800 (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 62901

• Rents YoY: 4.5%
• Active inventory: 202
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$284 /mo · $3,405/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $111

Break-even live

Break-even rent $1,147

Max offer price $110,000

Occupancy floor 86%

Sensitivity live

Price	-10% $173	-5% $142	+0% $111	+5% $80	+10% $49
Rent	-10% $9	-5% $60	+0% $111	+5% $162	+10% $213
Rate	-1.0pp $166	-0.5pp $139	base $111	+0.5pp $83	+1.0pp $54

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Black Diamond Dr Carbondale, IL	1.0–3.0	1.0–2.5	1486	$2,300	$1.55	44d	1	1.29mi

Listing history 17 events

1. 2026-06-10
   days on market $110,000 Under Contract 81 DOM
2. 2026-06-09
   days on market $110,000 Under Contract 80 DOM
3. 2026-06-08
   days on market $110,000 Under Contract 79 DOM
4. 2026-06-07
   days on market $110,000 Under Contract 78 DOM
5. 2026-06-02
   days on market $110,000 Under Contract 73 DOM
6. 2026-06-01
   days on market $110,000 Under Contract 72 DOM
7. 2026-05-31
   days on market $110,000 Under Contract 71 DOM
8. 2026-05-30
   days on market $110,000 Under Contract 70 DOM
9. 2026-04-02
   historical Under Contract
10. 2026-03-20
    listed $110,000 Active
11. 2021-08-06
    historical
12. 2019-04-01
    soldstatus $80,000 633-char remark

    Show marketing remark (633 chars)

    JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

13. 2019-04-01
    soldstatus $80,000 633-char remark

    Show marketing remark (633 chars)

    JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

14. 2019-04-01
    soldstatus $80,000

    Show marketing remark (633 chars)

    JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

15. 2019-01-02
    listed $83,900 633-char remark

    Show marketing remark (633 chars)

    JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

16. 2019-01-02
    listed $83,900 633-char remark

    Show marketing remark (633 chars)

    JUST REDUCED!! Check out this lovingly, maintained 3 bedroom, 1 1/2 bath ranch located in Carbondale's coveted Southwest neighborhood. This solidly built home is all on one level, and just minutes away from SIU, shopping and Turley Park. Very nice bulit-ins and fireplace in living room. The eat-in kitchen offers plenty of cabinets and counters, plus all appliances stay. Newer roof in 2009. Newer windows throughout, with plenty of natural lighting. Nice private back yard and patio, great for entertaining, or just enjoy the peace and quiet. One car attached garage. You really need to see this one! Call for appointment today. na

17. 2018-12-31
    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: $3,405 · $284/mo
• Projected year-2 tax: $3,405 · $284/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 · 21 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: $15,456
• − Mortgage interest: −$6,162
• − Property taxes: −$3,405
• − Insurance: −$550
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,200
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,413/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 — Carbondale

• Score: 70/100
• State rank: #375
• US rank: #7806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, IL
• County: Jackson County · 22,946 people
• City population: 22,946
• Metro: Carbondale-Marion, IL
• Population (ZIP): 22,946
• Household income: $35,089
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2038.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 4% Arabic 2%

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: ▼ -75.62%
• Current HPI: 88.7209
• Rent YoY: ▲ 4.51%
• 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

+31.1% since first listed

9 events — show timeline

• 2026-04-02 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-20 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-04-01 Sold (Public Records) $80,000 Public Records
• 2019-04-01 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2019-04-01 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2019-01-02 Listed $83,900 RMLSA as Distributed by MLS Grid
• 2019-01-02 Listed $83,900 MRED as Distributed by MLS Grid
• 2018-12-31 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $3,405 · +8.7% YoY. Source: county tax records.