7021 Peach Ln · Carbondale, IL 62901

$28,000

2 bd · 1.0 ba · 980 sqft · Other · 84 Days on market

Built 1996 $29/sqft · 65% below area ↓ 7% since listing

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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
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a three spacious lots, this 1996 Winchester mobile home offers a unique opportunity for those seeking affordable living, or rental potential. Outside, you’ll find the expansive lot size offers endless possibilities, whether you’re looking to add outbuildings, create a garden oasis, or simply enjoy the extra space. Being sold as-is.

Key facts

• Three spacious lots
• Expansive lot size
• Parking

Tags

• THREE SPACIOUS LOTS
• EXPANSIVE LOT SIZE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $28k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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-, schools D+, crime F.
• Carterville CUSD 5 (suburban): math 29% / reading 43% proficiency, ranked #185 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 202 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $194 of loan paydown is wiped out by about $840 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $26,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.93% ✓
• Cap rate: 25.80%
• Cash-on-cash: 69.65%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (median comp): $79,636
• List price: $28,000
• Delta: -64.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.28×
• Total profit: $25,725
• Equity at exit: $4,175

10-year hold

• IRR: 75.3%
• Equity multiple: 9.31×
• Total profit: $65,130
• Equity at exit: $2,421

Cash invested: $7,840 (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: 2.8×

Monthly cashflow live

• Estimated rent: $821 medium
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $455

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 40%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $28,000 Under Contract 84 DOM
2. 2026-06-18
   days on market $28,000 Under Contract 83 DOM
3. 2026-06-17
   days on market $28,000 Under Contract 82 DOM
4. 2026-06-16
   days on market $28,000 Under Contract 81 DOM
5. 2026-06-15
   days on market $28,000 Under Contract 80 DOM
6. 2026-06-14
   days on market $28,000 Under Contract 78 DOM
7. 2026-06-13
   statusdays on market $28,000 Under Contract 77 DOM
8. 2026-06-10
   days on market $28,000 Active 75 DOM
9. 2026-06-09
   days on market $28,000 Active 74 DOM
10. 2026-06-08
    days on market $28,000 Active 73 DOM
11. 2026-06-07
    days on market $28,000 Active 72 DOM
12. 2026-06-05
    days on market $28,000 Active 69 DOM
13. 2026-06-02
    days on market $28,000 Active 67 DOM
14. 2026-06-01
    days on market $28,000 Active 66 DOM
15. 2026-05-31
    days on market $28,000 Active 65 DOM
16. 2026-05-30
    days on market $28,000 Active 64 DOM
17. 2026-04-28
    price $28,000 358-char remark

    Show marketing remark (358 chars)

    Situated on a three spacious lots, this 1996 Winchester mobile home offers a unique opportunity for those seeking affordable living, or rental potential. Outside, you’ll find the expansive lot size offers endless possibilities, whether you’re looking to add outbuildings, create a garden oasis, or simply enjoy the extra space. Being sold as-is.

18. 2026-03-27
    listed $30,000 Active 358-char remark

    Show marketing remark (358 chars)

    Situated on a three spacious lots, this 1996 Winchester mobile home offers a unique opportunity for those seeking affordable living, or rental potential. Outside, you’ll find the expansive lot size offers endless possibilities, whether you’re looking to add outbuildings, create a garden oasis, or simply enjoy the extra space. Being sold as-is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,852
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$788
• − Management: −$788
• − Depreciation: −$815
• Taxable income: $5,332
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,181/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: Carterville CUSD 5
• NCES district ID: 1708640
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $47,344
• Composite: 30.87/100
• National rank: #6122
• State rank: #185 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

• 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 (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: 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 · 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: ▼ -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

-6.7% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $28,000 RMLSA as Distributed by MLS Grid
• 2026-03-27 Listed $30,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2020): $23 · +2.5% YoY. Source: county tax records.