720 N Carico St · Carbondale, IL 62901

$25,000

1 bd · 1.0 ba · 818 sqft · SingleFamily public records

Built 1945 7,413 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Potential investment property. Home has Kitchen, living room, 2 bedrooms and one bath room. Full basement with laundry room in basement. Refrigerator and Range. Tenant occupied. Must have 24 hour notice for showings.

Key facts

• 7,413 sq ft lot
• Built 1945

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$52,352) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($670 rent vs $25k).
• Cap rate 20.3% 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: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $7k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1945 — 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 $25,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.68% ✓
• Cap rate: 20.29%
• Cash-on-cash: 49.97%
• DSCR: 3.22
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $52,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 N Carico St	0.00mi	2/1.0 (+1)	818 (0%)	4mo	$30,000	$37	92
502 W Chestnut St	0.12mi	2/1.0 (+1)	804 (-2%)	6mo	$93,000	$116	82
603 N Carico St St	0.14mi	2/1.0 (+1)	838 (+2%)	4mo	$10,000	$12	81
724 N Carico St	0.02mi	2/1.0 (+1)	900 (+10%)	3mo	$38,500	$43	75
507 N Davis St	0.22mi	2/1.0 (+1)	780 (-5%)	7mo	$50,000	$64	71
507 N Davis St	0.22mi	2/1.0 (+1)	780 (-5%)	7mo	$50,000	$64	71
520 N Davis St	0.15mi	2/1.0 (+1)	768 (-6%)	8mo	$85,000	$111	71
520 N Davis St	0.15mi	2/1.0 (+1)	768 (-6%)	8mo	$85,000	$111	71
605 N Carico St	0.13mi	2/1.0 (+1)	700 (-14%)	0mo	$32,000	$46	64
805 N James St	0.30mi	2/1.0 (+1)	698 (-15%)	8mo	$27,500	$39	50
1007 W Willow St	0.39mi	2/1.5 (+1)	925 (+13%)	7mo	$98,580	$107	47
1007 W Willow St	0.39mi	2/1.5 (+1)	925 (+13%)	7mo	$98,580	$107	47

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.23×
• Total profit: $15,600
• Equity at exit: $3,728

10-year hold

• IRR: 55.9%
• Equity multiple: 7.01×
• Total profit: $42,071
• Equity at exit: $2,162

Cash invested: $7,000 (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: 202
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $670 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$141
• Net cashflow: $292

Break-even live

Break-even rent $301

Max offer price $25,000

Occupancy floor 52%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 W Mill St Carbondale, IL	1.0	1.0	615	$750	$1.22	43d	2	0.99mi
250 S Lewis Ln Carbondale, IL	3.0	1.0	622	$550	$0.88	43d	1	1.37mi

Listing history 19 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-03-05
   soldstatus $30,000 Closed
5. 2026-03-05
   soldstatus $30,000 Closed
6. 2026-03-05
   soldstatus $30,000 Closed
7. 2026-03-05
   soldstatus $30,000 Closed
8. 2026-01-08
   status Pending
9. 2026-01-05
   historical
10. 2025-11-06
    status Pending
11. 2025-11-05
    historical
12. 2025-11-05
    historical
13. 2025-01-15
    price
14. 2023-07-28
    listed $25,000
15. 2023-07-28
    listed Active
16. 2022-08-12
    historical
17. 2022-08-11
    historical
18. 2021-08-06
    historical
19. 2020-08-11
    listed 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: $1,158 · $97/mo
• Projected year-2 tax: $1,158 · $97/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 · 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: $8,044
• − Mortgage interest: −$1,400
• − Property taxes: −$1,158
• − Insurance: −$125
• − Repairs & maintenance: −$644
• − Management: −$644
• − Depreciation: −$727
• Taxable income: $3,346
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $2,695/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
• County: Jackson County · 22,946 people
• City population: 22,946
• 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

+20.0% since first listed

19 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-03-05 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2026-03-05 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2026-03-05 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2026-03-05 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-06 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-07-28 Listed — RMLSA as Distributed by MLS Grid
• 2023-07-28 Listed $25,000 MRED as Distributed by MLS Grid
• 2022-08-12 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-08-11 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-08-11 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-3.9%/yr

Latest (2024): $1,158 · -40.7% YoY. Source: county tax records.