713 N 23rd St · Murphysboro, IL 62966

$95,000

1 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 18 Days on market

Built 1952 7,050 sqft lot

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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).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• 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

Move right into this well-maintained 3-bedroom, 1-bath home that offers comfort, convenience, and pride of ownership throughout. The kitchen and dining areas feature new vinyl flooring, and the carpets have been freshly cleaned, making the home truly move-in ready. All appliances will stay with the property, providing added value and convenience for the new owner. Outside, you'll find a fully fenced backyard, perfect for pets, play, or entertaining. A spacious 12' x 16' shed with a covered porch offers excellent storage, workspace, or a relaxing spot to enjoy the outdoors. There is also an attached carport for added convenience getting in the house and protection for your vehicle. This char

Key facts

• Spacious shed
• New vinyl flooring
• 7,050 sq ft lot

Tags

• NEW VINYL FLOORING
• FULLY FENCED BACKYARD
• SPACIOUS SHED

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1952
• Construction: Shingle roof; Not new construction
• Exterior features: Shed(s)

Interior

• Kitchen: Kitchen with Luxury Vinyl Plank flooring; Dishwasher, Microwave, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet in bedrooms and living areas; Luxury Vinyl Plank in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating; Electric water heater
• Interior features: Ceiling fan(s); Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (13.2% below list).
• Recommended offer: $82k (13.2% below list) — sets the bar for 1% rule.

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: Carruthers Elementary School (math 11% / reading 11%, grade F, #1,460 of 2,056 statewide, top 72%, 406 students, 0% FRL); 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: 81 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $82,500 (13.2% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $49,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 Herbert St	0.17mi	2/1.0 (+1)	1,100 (+2%)	22mo	$51,000	$46	65
2119 Herbert St	0.17mi	2/1.0 (+1)	1,100 (+2%)	22mo	$51,000	$46	65
2142 Gartside St	0.16mi	2/1.5 (+1)	1,012 (-6%)	14mo	$93,000	$92	64
2142 Gartside St	0.16mi	2/1.5 (+1)	1,012 (-6%)	14mo	$93,000	$92	64
2130 Rains St	0.32mi	2/2.0 (+1)	1,026 (-5%)	5mo	$22,053	$21	63
2010 Elm St	0.41mi	2/1.0 (+1)	1,020 (-6%)	9mo	$45,000	$44	60
2010 Elm St	0.41mi	2/1.0 (+1)	1,020 (-6%)	9mo	$45,000	$44	60
2129 Logan	0.30mi	2/2.0 (+1)	1,200 (+11%)	5mo	$95,000	$79	54
1520 Gartside St	0.63mi	2/1.0 (+1)	980 (-9%)	1mo	$100,000	$102	49
1938 Pine St	0.49mi	2/1.0 (+1)	1,200 (+11%)	14mo	$79,500	$66	42
1502 Gartside St	0.67mi	2/1.0 (+1)	1,200 (+11%)	7mo	$55,000	$46	40
1502 Gartside St	0.67mi	2/1.0 (+1)	1,200 (+11%)	7mo	$55,000	$46	40

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-9,713
• Equity at exit: $14,165

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,270
• Equity at exit: $8,214

Cash invested: $26,600 (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: 81
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $90

Break-even live

Break-even rent $711

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $144	-5% $117	+0% $90	+5% $63	+10% $36
Rent	-10% $25	-5% $57	+0% $90	+5% $123	+10% $155
Rate	-1.0pp $138	-0.5pp $114	base $90	+0.5pp $65	+1.0pp $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: $23,750
• Closing costs: $2,850
• 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	45d	1	1.23mi

Listing history 14 events

1. 2026-06-22
   days on market $95,000 Active 18 DOM
2. 2026-06-19
   days on market $95,000 Active 15 DOM
3. 2026-06-18
   days on market $95,000 Active 14 DOM
4. 2026-06-17
   days on market $95,000 Active 13 DOM
5. 2026-06-16
   days on market $95,000 Active 12 DOM
6. 2026-06-15
   days on market $95,000 Active 11 DOM
7. 2026-06-14
   days on market $95,000 Active 9 DOM
8. 2026-06-13
   days on market $95,000 Active 8 DOM
9. 2026-06-10
   days on market $95,000 Active 6 DOM
10. 2026-06-09
    days on market $95,000 Active 5 DOM
11. 2026-06-09
    days on market $95,000 Active 4 DOM
12. 2026-06-07
    days on market $95,000 Active 3 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $95,000 Active 1 DOM

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$934/yr (+$78/mo · 323.4%)

ⓘ 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 2% 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: $9,900
• − Mortgage interest: −$5,321
• − Property taxes: −$289
• − Insurance: −$475
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,764
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,207/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

• 2026-06-04 Listed $95,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $289 · -5.9% YoY. Source: county tax records.