1378 Skelcher Blvd · Makanda, IL 62958

$112,500

3 bd · 2.0 ba · 1,680 sqft · Other · 146 Days on market

Built 1968 0.46 ac lot $67/sqft · 46% below area Est $209k · 46% 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 +15.8/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• 1% rule +5.7/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Wake up to lake views. Wind down by the fire. Repeat. Welcome to 1378 Skelcher-your private retreat just outside Makanda, where nature, comfort, and opportunity come together. This 3-bedroom, 2-bath home in the desirable Giant City School District offers a rare chance to create something truly special in a setting that already has it all. Inside, the home feels instantly welcoming, with a cozy wood-burning fireplace that anchors the living space and invites you to slow down. The breezeway adds both charm and practicality, connecting you to a 2-car garage with ease. For those with vision, a few updates and upgrades could dramatically enhance both style and value-making this an ideal opportun

Key facts

• Little grassy lake
• Lake views
• Breezeway

Tags

• LAKE VIEWS
• GIANT CITY SCHOOL DISTRICT
• WOOD-BURNING FIREPLACE
• BREEZEWAY
• DEVIL'S KITCHEN LAKE
• LITTLE GRASSY LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $51 ($613/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (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: schools C-, amenities F, commute 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: 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 $6k of equity ($778 loan paydown + $5k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 9275% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $112k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 7.8

CMA / ARV

• ARV (median comp): $208,682
• List price: $112,500
• Delta: -46.09%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.78×
• Total profit: $24,647
• Equity at exit: $58,829

10-year hold

• IRR: 14.0%
• Equity multiple: 3.36×
• Total profit: $74,271
• Equity at exit: $97,677

Cash invested: $31,500 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$259 /mo · $3,108/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $51

Break-even live

Break-even rent $1,134

Max offer price $112,500

Occupancy floor 91%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $112,500 Active 146 DOM
2. 2026-06-18
   days on market $112,500 Active 145 DOM
3. 2026-06-17
   days on market $112,500 Active 144 DOM
4. 2026-06-16
   days on market $112,500 Active 143 DOM
5. 2026-06-15
   days on market $112,500 Active 142 DOM
6. 2026-06-14
   days on market $112,500 Active 140 DOM
7. 2026-06-13
   days on market $112,500 Active 139 DOM
8. 2026-06-10
   days on market $112,500 Active 137 DOM
9. 2026-06-09
   days on market $112,500 Active 136 DOM
10. 2026-06-08
    days on market $112,500 Active 135 DOM
11. 2026-06-07
    days on market $112,500 Active 134 DOM
12. 2026-06-05
    days on market $112,500 Active 131 DOM
13. 2026-06-02
    days on market $112,500 Active 129 DOM
14. 2026-06-01
    days on market $112,500 Active 128 DOM
15. 2026-05-31
    days on market $112,500 Active 127 DOM
16. 2026-05-30
    days on market $112,500 Active 126 DOM
17. 2026-04-24
    status Active
18. 2026-03-18
    historical
19. 2026-01-06
    historical
20. 2025-12-10
    price
21. 2025-09-20
    listed Active
22. 2024-07-01
    status Active
23. 2024-07-01
    historical
24. 2024-07-01
    historical
25. 2024-06-27
    historical
26. 2024-03-30
    historical $1,200
27. 2024-01-18
    listed $1,200
28. 2023-06-27
    listed Active
29. 2022-07-29
    price $1,195
30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2021-08-06
    historical
33. 2021-08-06
    historical
34. 1984-05-26
    soldstatus $40,000

ⓘ 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: $3,108 · $259/mo
• Projected year-2 tax: $3,108 · $259/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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,383
• − Mortgage interest: −$6,302
• − Property taxes: −$3,108
• − Insurance: −$562
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,273
• Taxable loss: −$1,163
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $892/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

-97.0% since first listed

18 events — show timeline

• 2026-04-24 Relisted — MRED as Distributed by MLS Grid
• 2026-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-20 Listed — RMLSA as Distributed by MLS Grid
• 2024-07-01 Relisted — RMLSA as Distributed by MLS Grid
• 2024-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-06-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-03-30 Rental Removed $1,200 APPFOLIO
• 2024-01-18 Listed for Rent $1,200 APPFOLIO
• 2023-06-27 Listed — RMLSA as Distributed by MLS Grid
• 2022-07-29 Price Changed $1,195 APPFOLIO
• 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
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 1984-05-26 Sold (Public Records) $40,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,108 · +13.9% YoY. Source: county tax records.