101 N Lawrence St · De Soto, IL 62924

$94,900

1 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 160 Days on market

Built 1992 0.25 ac lot

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom, 2 bath home on a corner lot

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1992

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• Financial info: Homeowner tax exemption listed

Exterior

• Parking: No garage; other parking available
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built 31–40 years ago; Vinyl siding with frame construction; Block foundation
• Exterior features: Corner lot

Interior

• Kitchen: Main-level kitchen (tile flooring)
• Bedrooms: 4 bedrooms, all on the main level; Master bedroom on the main level with en-suite bath
• Flooring: Tile flooring in kitchen, dining room and some bedrooms; Carpet in several bedrooms including master; Laminate flooring in living room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Separate dining room; Basement with egress window
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (15.4% below list).
• Meets the 1% rule at list price ($979 rent vs $95k).
• Recommended offer: $80k (15.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#344 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Desoto Elementary School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 180 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: 18 active listings in the ZIP; 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• 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 $80,260 (15.4% 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 160 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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: 1.03% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 8.1

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-21,486
• Equity at exit: $14,150

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-26,165
• Equity at exit: $8,205

Cash invested: $26,572 (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 62924

• Home prices YoY: -18.9%
• Active inventory: 18
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$334 /mo · $4,013/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-98

Break-even live

Break-even rent $1,103

Max offer price $80,260

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-71	+0% $-98	+5% $-125	+10% $-152
Rent	-10% $-176	-5% $-137	+0% $-98	+5% $-60	+10% $-21
Rate	-1.0pp $-50	-0.5pp $-74	base $-98	+0.5pp $-123	+1.0pp $-148

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $94,900 Active 160 DOM
2. 2026-06-18
   days on market $94,900 Active 159 DOM
3. 2026-06-17
   days on market $94,900 Active 158 DOM
4. 2026-06-16
   days on market $94,900 Active 157 DOM
5. 2026-06-15
   days on market $94,900 Active 156 DOM
6. 2026-06-14
   days on market $94,900 Active 154 DOM
7. 2026-06-13
   days on market $94,900 Active 153 DOM
8. 2026-06-10
   days on market $94,900 Active 151 DOM
9. 2026-06-09
   days on market $94,900 Active 150 DOM
10. 2026-06-08
    days on market $94,900 Active 149 DOM
11. 2026-06-07
    days on market $94,900 Active 148 DOM
12. 2026-06-02
    days on market $94,900 Active 143 DOM
13. 2026-06-01
    days on market $94,900 Active 142 DOM
14. 2026-05-31
    days on market $94,900 Active 141 DOM
15. 2026-05-30
    days on market $94,900 Active 140 DOM
16. 2026-05-23
    historical
17. 2026-05-23
    price
18. 2026-05-13
    status Active
19. 2026-05-12
    historical
20. 2026-04-10
    price
21. 2026-04-01
    price
22. 2026-04-01
    status Active
23. 2026-03-12
    status Pending
24. 2026-01-27
    price
25. 2026-01-07
    status Active
26. 2026-01-06
    historical
27. 2026-01-05
    historical
28. 2025-12-30
    price
29. 2025-11-10
    listed Active
30. 2025-05-11
    historical
31. 2025-05-10
    historical
32. 2025-01-09
    price
33. 2024-11-17
    listed Active
34. 2021-11-08
    soldstatus $110,000
35. 2021-11-08
    soldstatus $110,000
36. 2021-11-08
    soldstatus $110,000
37. 2021-09-16
    listed $109,900
38. 2021-09-16
    listed $109,900
39. 2012-12-20
    soldstatus $70,000
40. 2012-12-20
    soldstatus $70,000
41. 2012-12-20
    soldstatus $70,000
42. 2012-04-20
    listed $79,900
43. 2012-04-20
    listed $79,900
44. 2006-05-26
    soldstatus $82,500
45. 2006-05-25
    soldstatus $82,500
46. 2006-03-16
    listed $87,900
47. 2004-09-30
    soldstatus $70,000
48. 2004-07-20
    listed $71,500
49. 2002-11-18
    soldstatus $61,900
50. 2002-09-04
    listed $61,900

ⓘ 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: $4,013 · $334/mo
• Projected year-2 tax: $4,013 · $334/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $11,748
• − Mortgage interest: −$5,316
• − Property taxes: −$4,013
• − Insurance: −$474
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,761
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $-532/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 — De Soto

• Score: 71/100
• State rank: #344
• US rank: #6956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Soto, IL
• Population (ZIP): 3,064

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -25.98%
• Current HPI: 111.185
• 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

+77.7% since first listed

35 events — show timeline

• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed — MRED as Distributed by MLS Grid
• 2026-04-01 Relisted — MRED as Distributed by MLS Grid
• 2026-03-12 Pending — MRED as Distributed by MLS Grid
• 2026-01-27 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-10 Listed — RMLSA as Distributed by MLS Grid
• 2025-05-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-10 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-11-17 Listed — RMLSA as Distributed by MLS Grid
• 2021-11-08 Sold (Public Records) $110,000 Public Records
• 2021-11-08 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2021-11-08 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2021-09-16 Listed $109,900 MRED as Distributed by MLS Grid
• 2021-09-16 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2012-12-20 Sold (Public Records) $70,000 Public Records
• 2012-12-20 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2012-12-20 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2012-04-20 Listed $79,900 MRED as Distributed by MLS Grid
• 2012-04-20 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2006-05-26 Sold (Public Records) $82,500 Public Records
• 2006-05-25 Sold (MLS) $82,500 RMLSA as Distributed by MLS Grid
• 2006-03-16 Listed $87,900 RMLSA as Distributed by MLS Grid
• 2004-09-30 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2004-07-20 Listed $71,500 RMLSA as Distributed by MLS Grid
• 2002-11-18 Sold (MLS) $61,900 RMLSA as Distributed by MLS Grid
• 2002-09-04 Listed $61,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2024): $4,013 · +5.7% YoY. Source: county tax records.