40 Crockett Rd · Carbondale, IL 62901

$159,900

None bd · 2.0 ba · — sqft · Other · 182 Days on market

Built 1966 5.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Cash flow +3.4/30.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

5 ACRES close to Carbondale with two rental houses on the property. Both houses have 3 bedrooms, 1 Bath and are rented with long term tenants. The property goes over 1200 feet deep and has a couple of building spots that would make for a private setting. There is also two other buildings on the property that were built for the purpose of renting but were built a couple of feet too close to the property line and the city will not allow them to be rented. They are 2, two bedroom homes that would be a bonus of income if they were ever allowed to be rented. They are about 20 years old and have been used for storage.

Key facts

• Two other buildings
• 5 acres
• Two rental houses

Tags

• 5 ACRES
• TWO RENTAL HOUSES
• PRIVATE SETTING
• TWO OTHER BUILDINGS

Property features AI

Finance

• Other: Ownership: Fee simple; Possession at closing; Earnest money is held by listing broker
• Financial info: Gross income reported as $14,400

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank
• Home design: Two-to-four unit property; Built 51–60 years ago; Built before 1978
• Construction: Aluminum siding, brick veneer, and frame construction; Block foundation
• Exterior features: Sloped lot; Lot dimensions approximately 1293 x 172

Interior

• Bedrooms: Up to 4 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: 8 total rooms; Partial basement; Gas water heater

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (38.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (34.6% below list).
• Recommended offer: $98k (38.7% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 4.9% in Carbondale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, schools D+, crime 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.
• Market conditions: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $97,978 (38.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.65% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.07%
• DSCR: 0.42
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -38.5%
• Equity multiple: -0.23×
• Total profit: $-55,221
• Equity at exit: $23,842

10-year hold

• IRR: -44.7%
• Equity multiple: -0.80×
• Total profit: $-80,683
• Equity at exit: $13,825

Cash invested: $44,772 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-488

Break-even live

Break-even rent $1,663

Max offer price $97,978

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 N Westridge Dr Unit C2 Carbondale, IL	2.0	1.0	—	$975	—	44d	1	0.83mi
315 N Westridge Dr Unit 8 Carbondale, IL	2.0	1.5	—	$850	—	44d	1	0.89mi
1210 Black Diamond Dr Carbondale, IL	1.0–3.0	1.0–2.5	1486	$1,652	$1.11	44d	1	0.98mi

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 182 DOM
2. 2026-06-18
   days on market $159,900 Active 181 DOM
3. 2026-06-17
   days on market $159,900 Active 180 DOM
4. 2026-06-16
   days on market $159,900 Active 179 DOM
5. 2026-06-15
   days on market $159,900 Active 178 DOM
6. 2026-06-14
   days on market $159,900 Active 176 DOM
7. 2026-06-13
   days on market $159,900 Active 175 DOM
8. 2026-06-10
   days on market $159,900 Active 173 DOM
9. 2026-06-09
   days on market $159,900 Active 172 DOM
10. 2026-06-08
    days on market $159,900 Active 171 DOM
11. 2026-06-07
    days on market $159,900 Active 170 DOM
12. 2026-06-02
    days on market $159,900 Active 165 DOM
13. 2026-06-01
    days on market $159,900 Active 164 DOM
14. 2026-05-31
    days on market $159,900 Active 163 DOM
15. 2026-05-30
    days on market $159,900 Active 162 DOM
16. 2026-01-08
    status Active
17. 2026-01-06
    historical
18. 2026-01-05
    historical
19. 2025-06-09
    price
20. 2024-11-12
    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: $4,899 · $408/mo
• Projected year-2 tax: $4,899 · $408/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 4/10 Moderate 7 d/yr ≥107°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,541
• − Mortgage interest: −$8,957
• − Property taxes: −$4,899
• − Insurance: −$800
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$4,652
• Taxable loss: −$8,772
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-3,748/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

• 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

Property tax history

+4.7%/yr

Latest (2024): $4,899 · +8.5% YoY. Source: county tax records.