922 S Giant City Rd S · Carbondale, IL 62902

$89,900

3 bd · 1.0 ba · 1,380 sqft · Other · 123 Days on market

Built 1954 0.61 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Charming Fixer-Upper in Prime Location * * This spacious 3-bedroom, 1-bath home offers a perfect opportunity for those looking to personalize their dream space. Featuring beautiful hardwood floors and situated on a generous . 61-acre lot, there's plenty of room for outdoor activities and potential expansion. The unfinished basement provides additional storage or potential living space, while the 1-car garage adds convenience and protects your vehicle from the elements. 2nd detached garage with concrete floor and electric. With some work, this property has the potential to shine! Don't miss out on this amazing opportunity to invest in a home with great potential. New gas heat is 20

Key facts

• Unfinished basement
• Prime location
• Hardwood floors

Tags

• PRIME LOCATION
• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• DETACHED GARAGE
• CONCRETE FLOOR

Property features AI

Finance

• Other: Property not currently leased; Not rebuilt or rehabiitated; Lot dimensions approximately 138 x 203 (.50-.99 acre)
• Financial info: Tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Parking: Attached and detached garage spaces (2 total)
• Security: CO detectors installed
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; School bus service available
• Construction: Built approximately 71-80 years ago; Stucco and concrete construction; Block foundation; Asphalt roof
• Exterior features: Backs to open ground; Level lot; Partial fencing

Interior

• Kitchen: Eating-area kitchen (12 x 11) with blinds; Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 13) with hardwood floors and curtains/drapes; Bedroom on main level (10 x 12) with hardwood floors and curtains/drapes; Bedroom on main level (9 x 9) with hardwood floors and curtains/drapes
• Flooring: Hardwood flooring in most bedrooms, dining room and kitchen; Carpet in living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Six total rooms; Separate dining room; Unfinished basement with partial, crawl space and exterior entry; walk-out access
• Laundry & utility: Laundry room; Washer; Dryer; Sump pump; CO detectors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $31 ($373/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (16.6% below list).
• Recommended offer: $75k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 29 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $75,000 (16.6% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-12,614
• Equity at exit: $13,404

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-8,539
• Equity at exit: $7,773

Cash invested: $25,172 (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 62902

• Home prices YoY: -32.1%
• Active inventory: 29
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $31

Break-even live

Break-even rent $711

Max offer price $89,900

Occupancy floor 91%

Sensitivity live

Price	-10% $82	-5% $57	+0% $31	+5% $6	+10% $-20
Rent	-10% $-28	-5% $1	+0% $31	+5% $61	+10% $90
Rate	-1.0pp $76	-0.5pp $54	base $31	+0.5pp $8	+1.0pp $-16

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Lewis Ln Carbondale, IL	3.0	1.0	622	$750	$1.20	44d	1	0.92mi

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 123 DOM
2. 2026-06-18
   days on market $89,900 Active 122 DOM
3. 2026-06-17
   days on market $89,900 Active 121 DOM
4. 2026-06-16
   days on market $89,900 Active 120 DOM
5. 2026-06-15
   days on market $89,900 Active 119 DOM
6. 2026-06-14
   days on market $89,900 Active 117 DOM
7. 2026-06-13
   days on market $89,900 Active 116 DOM
8. 2026-06-10
   days on market $89,900 Active 114 DOM
9. 2026-06-09
   days on market $89,900 Active 113 DOM
10. 2026-06-08
    days on market $89,900 Active 112 DOM
11. 2026-06-07
    days on market $89,900 Active 111 DOM
12. 2026-06-02
    days on market $89,900 Active 106 DOM
13. 2026-06-01
    days on market $89,900 Active 105 DOM
14. 2026-05-31
    days on market $89,900 Active 104 DOM
15. 2026-05-30
    days on market $89,900 Active 103 DOM
16. 2026-04-02
    status Active
17. 2026-02-27
    historical Contingent - Continue to Show
18. 2026-02-16
    listed $89,900 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: $630 · $53/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$705/yr (+$59/mo · 111.9%)

ⓘ 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 2/10 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: $9,000
• − Mortgage interest: −$5,036
• − Property taxes: −$630
• − Insurance: −$450
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,615
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $654/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
• City population: 22,946
• Population (ZIP): 4,217

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -45.84%
• Current HPI: 96.8611
• 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

3 events — show timeline

• 2026-04-02 Relisted — MRED as Distributed by MLS Grid
• 2026-02-27 Contingent — MRED as Distributed by MLS Grid
• 2026-02-16 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2024): $630 · +65.1% YoY. Source: county tax records.