919 N 7th St · Murphysboro, IL 62966

$59,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 37 Days on market

Built 1925 0.25 ac lot $75/sqft · 9% below area Est $65k · 9% under

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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
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom is ideal for investment property or family home. Currently vacant. Has a large lot, carport and storage shed out back.

Key facts

• Large lot
• Carport
• Storage shed

Tags

• LARGE LOT
• CARPORT
• STORAGE SHED

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned); Carport; 1 parking space total
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Detached single-family home; One-story
• Construction: Built more than 100 years ago; Vinyl siding with frame construction; Asphalt roof; Not rebuilt or rehabilitated
• Exterior features: Level lot; Lot dimensions approximately 209 x 50

Interior

• Kitchen: Main-level kitchen (13 x 15)
• Bedrooms: 2 bedrooms total; Main-level master bedroom (12 x 12); Main-level bedroom (14 x 15)
• Flooring: Carpet in living areas and bedrooms; Tile in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: Unfinished partial basement; Water heater (gas)
• Laundry & utility: Main-level laundry room (6 x 20)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (median comp): $65,175
• List price: $59,000
• Delta: -9.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Keough Dr E	0.27mi	2/1.0	700 (-11%)	1mo	$89,000	$127	69
923 N 9th St	0.13mi	2/1.0	896 (+14%)	4mo	$4,000	$4	67
1912 Hortense St	0.73mi	2/1.0	760 (-3%)	6mo	$26,000	$34	56
1524 Elm St	0.72mi	2/1.0	832 (+6%)	19mo	$58,500	$70	41
1524 Elm St	0.72mi	2/1.0	832 (+6%)	19mo	$58,500	$70	41
606 N 16th St	0.53mi	2/1.0	860 (+10%)	23mo	$93,000	$108	40
606 N 16th St	0.53mi	2/1.0	860 (+10%)	23mo	$93,000	$108	40
1905 Hamilton St	0.68mi	2/1.0	885 (+13%)	15mo	$56,900	$64	35

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $4,694
• Equity at exit: $8,797

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $22,512
• Equity at exit: $5,101

Cash invested: $16,520 (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: 6.0×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $223

Break-even live

Break-even rent $542

Max offer price $59,000

Occupancy floor 68%

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: $14,750
• Closing costs: $1,770
• 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	43d	1	0.53mi

Listing history 17 events

1. 2026-06-19
   days on market $59,000 Active 37 DOM
2. 2026-06-18
   days on market $59,000 Active 36 DOM
3. 2026-06-17
   days on market $59,000 Active 35 DOM
4. 2026-06-16
   days on market $59,000 Active 34 DOM
5. 2026-06-15
   days on market $59,000 Active 33 DOM
6. 2026-06-14
   days on market $59,000 Active 31 DOM
7. 2026-06-13
   days on market $59,000 Active 30 DOM
8. 2026-06-10
   days on market $59,000 Active 28 DOM
9. 2026-06-09
   days on market $59,000 Active 27 DOM
10. 2026-06-09
    days on market $59,000 Active 26 DOM
11. 2026-06-07
    days on market $59,000 Active 25 DOM
12. 2026-06-05
    days on market $59,000 Active 22 DOM
13. 2026-06-02
    days on market $59,000 Active 20 DOM
14. 2026-06-01
    days on market $59,000 Active 19 DOM
15. 2026-05-31
    days on market $59,000 Active 18 DOM
16. 2026-05-30
    days on market $59,000 Active 17 DOM
17. 2026-05-13
    listed $59,000 Active 133-char remark

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$104/yr (+$9/mo · 9.1%)

ⓘ 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 3% 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: −$3,305
• − Property taxes: −$1,132
• − Insurance: −$295
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,716
• Taxable income: $1,868
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,233/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

1 event — show timeline

• 2026-05-13 Listed $59,000 MRED as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2024): $1,132 · +5.8% YoY. Source: county tax records.