13041 Pittsburg Rd · Marion, IL 62959

$149,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 49 Days on market

Built 1930 0.92 ac lot $124/sqft · 15% below area Est $176k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +11.3/30.0
• Rent growth +4.6/5.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * HOME WARRANTY * * * offered by the seller. Welcome to country living. 2 bedroom 1.5 bath home with bonus space to make a 4 bedroom home. It is prepped & ready for you to finish to your preference. Dry basement is perfect for extra storage & staying safe during storms. And never lose power with essential generator to keep the lights & heat on. Roof is less than 5 yrs old. New furnace is getting put in now. New Aerator was just put in. 24 x 30 2 car garage to store the toys. Has been very well maintained.

Key facts

• New furnace
• New aerator
• Essential generator

Tags

• BONUS SPACE
• DRY BASEMENT
• ESSENTIAL GENERATOR
• NEW FURNACE
• NEW AERATOR
• WELL MAINTAINED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Aerator/Aerobic water source; Mill Creek water source
• Home design: Single family residence; Not new construction
• Construction: Built in 1930
• Exterior features: Shingle roof; Outbuilding; Level lot; Agricultural zoning/uses; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms (Bedroom 1 and Bedroom 2 on the main level)
• Flooring: Carpet; Hardwood; Vinyl; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Ceiling fans; High-speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.3% below list).
• Recommended offer: $113k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Marion — 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 (#896 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Marion CUSD 2 (urban): math 20% / reading 31% proficiency, ranked #317 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elem School (math 34% / reading 46%, grade F, #385 of 2,056 statewide, top 19%, 487 students, 0% FRL); Marion Jr High School (math 16% / reading 31%, grade F, #371 of 665 statewide, top 56%, 726 students, 0% FRL); Marion High School (math 14% / reading 18%, grade F, #457 of 693 statewide, top 66%, 1,159 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.4%/yr); 229 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $149k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,739 (24.3% 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 49 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.76% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $175,864
• List price: $149,000
• Delta: -15.28%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.48×
• Total profit: $-21,623
• Equity at exit: $22,216

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,765
• Equity at exit: $12,883

Cash invested: $41,720 (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 62959

• Rents YoY: 8.4%
• Active inventory: 229
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-53

Break-even live

Break-even rent $1,195

Max offer price $139,567

Occupancy floor 100%

Sensitivity live

Price	-10% $31	-5% $-11	+0% $-53	+5% $-96	+10% $-138
Rent	-10% $-142	-5% $-98	+0% $-53	+5% $-9	+10% $36
Rate	-1.0pp $22	-0.5pp $-15	base $-53	+0.5pp $-92	+1.0pp $-131

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $149,000 Active 49 DOM
2. 2026-06-21
   days on market $149,000 Active 48 DOM
3. 2026-06-19
   days on market $149,000 Active 46 DOM
4. 2026-06-18
   days on market $149,000 Active 45 DOM
5. 2026-06-17
   days on market $149,000 Active 44 DOM
6. 2026-06-17
   remarks 525-char remark
7. 2026-06-17
   price $149,000 Active 43 DOM
8. 2026-06-16
   days on market $154,000 Active 43 DOM
9. 2026-06-15
   days on market $154,000 Active 42 DOM
10. 2026-06-14
    days on market $154,000 Active 40 DOM
11. 2026-06-13
    days on market $154,000 Active 39 DOM
12. 2026-06-10
    days on market $154,000 Active 37 DOM
13. 2026-06-09
    days on market $154,000 Active 36 DOM
14. 2026-06-09
    days on market $154,000 Active 35 DOM
15. 2026-06-07
    days on market $154,000 Active 34 DOM
16. 2026-06-05
    days on market $154,000 Active 31 DOM
17. 2026-06-03
    days on market $154,000 Active 30 DOM
18. 2026-06-02
    days on market $154,000 Active 29 DOM
19. 2026-06-01
    days on market $154,000 Active 28 DOM
20. 2026-05-31
    days on market $154,000 Active 27 DOM
21. 2026-05-30
    days on market $154,000 Active 26 DOM
22. 2026-05-04
    listed $154,000 Active 477-char remark
23. 2001-09-26
    soldstatus $55,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$1,088/yr (+$91/mo · 90.1%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,529
• − Mortgage interest: −$8,346
• − Property taxes: −$1,207
• − Insurance: −$745
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,335
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $144/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: Marion CUSD 2
• NCES district ID: 1724600
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $46,221
• Composite: 22.07/100
• National rank: #8189
• State rank: #317 of 620 in IL

Livability — Marion

• Score: 61/100
• State rank: #896
• US rank: #17434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 38,451 people
• City population: 27,793
• Metro: Carbondale-Marion, IL
• Population (ZIP): 27,793
• Household income: $71,063
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 763.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -76.41%
• Current HPI: 137.5955
• Rent YoY: ▲ 8.40%
• 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

+170.9% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $149,000 RMLSA as Distributed by MLS Grid
• 2026-05-04 Listed $154,000 RMLSA as Distributed by MLS Grid
• 2001-09-26 Sold (Public Records) $55,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,207 · +3.4% YoY. Source: county tax records.