3657 Dillinger Rd Rd · Cambria, IL 62901

$66,500

1 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 165 Days on market

Built 1977 1.43 ac lot ↓ 33% 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 +21.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Rent growth +3.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

Key facts

• Almost 1.5 acres
• Potential for duplex
• 1.43 acre lot

Tags

• POTENTIAL FOR DUPLEX
• SEPARATE ELECTRIC METERS
• ALMOST 1.5 ACRES
• ADJOINING PARCEL FOR SALE

Property features AI

Finance

• Other: Total living area reported as 1,500; Parcel number 1501178003
• Financial info: No special service area

Exterior

• Utilities: Public water; Sewer: Other; Electric: 100 amp service
• Home design: Detached single-family home; One-story; Fee simple ownership
• Construction: Wood siding; Asphalt shingle roof; Built 41–50 years ago; Built before 1978
• Exterior features: Corner lot; Lot dimensions approx. 265 x 235

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 4 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units
• Interior features: Main-level living areas

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $66k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Cambria — 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 61/100 on livability (#931 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Parrish Elem School (495 students, 0% FRL); Carbondale Middle School (math 5% / reading 14%, grade F, #597 of 665 statewide, top 91%, 446 students, 0% FRL); 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); 201 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $460 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $13k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $58,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1977 — 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 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?
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: 1.28% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.5

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-2,753
• Equity at exit: $9,915

10-year hold

• IRR: 7.9%
• Equity multiple: 1.65×
• Total profit: $12,034
• Equity at exit: $5,750

Cash invested: $18,620 (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: 201
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $104

Break-even live

Break-even rent $722

Max offer price $66,500

Occupancy floor 83%

Sensitivity live

Price	-10% $142	-5% $123	+0% $104	+5% $85	+10% $66
Rent	-10% $37	-5% $70	+0% $104	+5% $138	+10% $171
Rate	-1.0pp $138	-0.5pp $121	base $104	+0.5pp $87	+1.0pp $69

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $66,500 Active 165 DOM
2. 2026-06-19
   days on market $66,500 Active 162 DOM
3. 2026-06-18
   days on market $66,500 Active 161 DOM
4. 2026-06-17
   days on market $66,500 Active 160 DOM
5. 2026-06-16
   days on market $66,500 Active 159 DOM
6. 2026-06-15
   days on market $66,500 Active 158 DOM
7. 2026-06-14
   days on market $66,500 Active 156 DOM
8. 2026-06-13
   days on market $66,500 Active 155 DOM
9. 2026-06-10
   days on market $66,500 Active 153 DOM
10. 2026-06-09
    days on market $66,500 Active 152 DOM
11. 2026-06-08
    days on market $66,500 Active 151 DOM
12. 2026-06-07
    days on market $66,500 Active 150 DOM
13. 2026-06-02
    days on market $66,500 Active 145 DOM
14. 2026-06-01
    days on market $66,500 Active 144 DOM
15. 2026-05-31
    days on market $66,500 Active 143 DOM
16. 2026-05-30
    days on market $66,500 Active 142 DOM
17. 2026-03-08
    price $66,500 427-char remark

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

18. 2026-03-08
    price $66,500

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

19. 2026-01-23
    price $73,500 427-char remark

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

20. 2026-01-23
    price $73,500

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

21. 2026-01-08
    listed $79,500 Active 427-char remark

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

22. 2026-01-08
    listed $79,500 Active

    Show marketing remark (427 chars)

    Looking for a project this winter? Here is one for you! This duplex has potential for each unit to have a living room, kitchen, 2 bedrooms and a full bathroom! Each unit has their own entrances and two separate electric meters. This property also sits on almost 1.5 acres so you can add another duplex or you could even tear this down and build your dream home as there is also another 2 acre adjoining parcel for sale as well!

23. 2001-09-18
    soldstatus $102,000
24. 2001-08-02
    listed $99,000

ⓘ 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: $2,325 · $194/mo
• Projected year-2 tax: $2,325 · $194/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 · 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: $10,242
• − Mortgage interest: −$3,725
• − Property taxes: −$2,325
• − Insurance: −$332
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,935
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,180/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 — Cambria

• Score: 61/100
• State rank: #931
• US rank: #18092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 22,946 people
• City population: 473
• 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

-32.8% since first listed

8 events — show timeline

• 2026-03-08 Price Changed $66,500 MRED as Distributed by MLS Grid
• 2026-03-08 Price Changed $66,500 MRED as Distributed by MLS Grid
• 2026-01-23 Price Changed $73,500 MRED as Distributed by MLS Grid
• 2026-01-23 Price Changed $73,500 MRED as Distributed by MLS Grid
• 2026-01-08 Listed $79,500 MRED as Distributed by MLS Grid
• 2026-01-08 Listed $79,500 MRED as Distributed by MLS Grid
• 2001-09-18 Sold (MLS) $102,000 RMLSA as Distributed by MLS Grid
• 2001-08-02 Listed $99,000 RMLSA as Distributed by MLS Grid

Property tax history

-4.4%/yr

Latest (2024): $2,325 · +6.9% YoY. Source: county tax records.