625 N 9th St · Murphysboro, IL 62966

$70,000

1 bd · 1.0 ba · 900 sqft · SingleFamily public records · 16 Days on market

Built 1943 10,800 sqft lot Est $58k · 22% over

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Why this score? — see what drove the D+ 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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute cottage with lots of space. Great garage and utility room Perfect starter home or rental. washer, dryer,stove, refrigerator, microwave are included

Key facts

• Updated appliances
• New kitchen
• New bathroom

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING
• NEW WATER HEATER
• NEW GARAGE DOOR
• UPDATED APPLIANCES

Property features AI

Exterior

• Parking: Attached 2-car garage (garage approx. 24 x 24, alley access available)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1943; Single-story elements plus upper, lower and additional levels noted
• Construction: Not new construction; Building area listed as 900
• Exterior features: Shingle roof; Lot with gravel and paved road access; Alley access to rear garage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (one on the main level, one on the main level)
• Flooring: Vinyl flooring throughout main living areas and bedrooms; Other flooring in laundry room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Cable available; High-speed internet
• Laundry & utility: Washer; Dryer; Dedicated laundry room (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.2% in Murphysboro — 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 54/100 on livability (#1,265 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D-, amenities F, commute F.
• Murphysboro CUSD 186 (town): math 9% / reading 10% proficiency, ranked #585 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Murphysboro Middle School (math 4% / reading 6%, grade F, #636 of 665 statewide, top 98%, 444 students, 0% FRL); Murphysboro High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 598 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
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: 1.18% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 N 9th St	0.25mi	2/1.0 (+1)	896 (-0%)	4mo	$4,000	$4	79
1315 Gartside St	0.14mi	2/1.5 (+1)	960 (+7%)	11mo	$72,600	$76	66
1315 Gartside St	0.14mi	2/1.5 (+1)	960 (+7%)	11mo	$72,600	$76	66
1520 Gartside St	0.31mi	2/1.0 (+1)	980 (+9%)	1mo	$100,000	$102	65
1116 N 11th St S	0.38mi	2/1.0 (+1)	952 (+6%)	14mo	$17,000	$18	56
1116 N 11th St S	0.38mi	2/1.0 (+1)	952 (+6%)	14mo	$17,000	$18	56
1905 Hamilton St	0.54mi	2/1.0 (+1)	885 (-2%)	15mo	$56,900	$64	55
220 S 14th St	0.62mi	2/2.0 (+1)	850 (-6%)	2mo	$30,000	$35	51
924 N 20th St	0.61mi	1/1.0	840 (-7%)	13mo	$64,500	$77	50
924 N 20th St	0.61mi	1/1.0	840 (-7%)	13mo	$64,500	$77	50
2010 Elm St	0.73mi	2/1.0 (+1)	1,020 (+13%)	9mo	$45,000	$44	31
2010 Elm St	0.73mi	2/1.0 (+1)	1,020 (+13%)	9mo	$45,000	$44	31

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-3,440
• Equity at exit: $10,437

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $7,292
• Equity at exit: $6,052

Cash invested: $19,600 (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 62966

• Active inventory: 79
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $123

Break-even live

Break-even rent $669

Max offer price $70,000

Occupancy floor 80%

Sensitivity live

Price	-10% $163	-5% $143	+0% $123	+5% $104	+10% $84
Rent	-10% $58	-5% $91	+0% $123	+5% $156	+10% $189
Rate	-1.0pp $159	-0.5pp $141	base $123	+0.5pp $105	+1.0pp $87

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lucier St Murphysboro, IL	2.0	1.0	988	$825	$0.84	44d	1	0.37mi

Listing history 13 events

1. 2026-06-19
   days on market $70,000 Active 16 DOM
2. 2026-06-18
   days on market $70,000 Active 15 DOM
3. 2026-06-17
   days on market $70,000 Active 14 DOM
4. 2026-06-16
   days on market $70,000 Active 13 DOM
5. 2026-06-15
   days on market $70,000 Active 12 DOM
6. 2026-06-14
   days on market $70,000 Active 10 DOM
7. 2026-06-13
   days on market $70,000 Active 9 DOM
8. 2026-06-10
   days on market $70,000 Active 7 DOM
9. 2026-06-09
   days on market $70,000 Active 6 DOM
10. 2026-06-09
    days on market $70,000 Active 5 DOM
11. 2026-06-07
    days on market $70,000 Active 4 DOM
12. 2026-06-05
    remarks 669-char remark
13. 2026-06-05
    listed $70,000 Active 1 DOM

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$3,921
• − Property taxes: −$1,584
• − Insurance: −$350
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,036
• Taxable income: $424
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,380/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: Murphysboro CUSD 186
• NCES district ID: 1727610
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 10% ▼ -8.00%
• Median HH income: $36,963
• Composite: 7.97/100
• National rank: #9925
• State rank: #585 of 620 in IL

Livability — Murphysboro

• Score: 54/100
• State rank: #1265
• US rank: #23786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphysboro, IL
• City population: 13,995
• Population (ZIP): 13,995

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1%

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: ▼ -76.39%
• Current HPI: 95.9393
• 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

+118.8% since first listed

5 events — show timeline

• 2026-06-03 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2010-04-30 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2010-04-30 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2010-03-04 Listed $32,000 MRED as Distributed by MLS Grid
• 2010-03-04 Listed $32,000 RMLSA as Distributed by MLS Grid

Property tax history

+14.8%/yr

Latest (2024): $1,584 · +88.7% YoY. Source: county tax records.