3665 Burning Star 2 Rd · Du Quoin, IL 62832

$99,000

4 bd · 4.0 ba · 1,570 sqft · SingleFamily · 72 Days on market

Built 1886 1.52 ac lot Est $177k · 44% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on approximately 1.52 acres, this property includes two parcels being sold together. The primary residence offers 2 bedrooms and 2 full bathrooms. The additional parcel features a 3-bedroom, 2-bath mobile home complete with a welcoming front porch and sunroom. Properties need TLC and are being sold as-is.

Key facts

• Two parcels
• Front porch
• Sunroom

Tags

• 1.52 ACRES
• TWO PARCELS
• FRONT PORCH
• SUNROOM

Property features AI

Finance

• Other: Property is in unincorporated Du Quoin township; Directions listed as 3665 Burning Star 2 Road, Pinckneyville, IL 62274
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Over 100 years old; Built before 1978; School bus service available
• Construction: Aluminum and vinyl siding; Not rebuilt or rehabilitated
• Exterior features: Approximately 1.0–1.99 acre lot; Lot dimensions: 66211 (units as provided)

Interior

• Kitchen: Kitchen on main level; Kitchen/dining combo layout
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom (main level) with full bath
• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: 8 total rooms; Kitchen/dining combo; Crawl space basement
• Laundry & utility: Main-level laundry room (9 x 9)

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#611 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Pinckneyville Chsd 101 (town): math 25% / reading 30% proficiency, ranked #557 of 919 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Community Cons School (math 22% / reading 12%, grade F, #1,141 of 2,056 statewide, top 59%, 203 students, 0% FRL); Pinckneyville Comm High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 429 students, 0% FRL).
• Market conditions: 2 active listings in the ZIP; 20 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $99k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $177,410
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3612 Norwood Ln	0.39mi	3/2.0 (-1)	1,456 (-7%)	22mo	$164,900	$113	39

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,648
• Equity at exit: $14,761

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $15,023
• Equity at exit: $8,560

Cash invested: $27,720 (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 62832

• Active inventory: 2
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $210

Break-even live

Break-even rent $891

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $266	-5% $238	+0% $210	+5% $182	+10% $154
Rent	-10% $118	-5% $164	+0% $210	+5% $256	+10% $301
Rate	-1.0pp $260	-0.5pp $235	base $210	+0.5pp $184	+1.0pp $158

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $99,000 Active 72 DOM
2. 2026-06-21
   days on market $99,000 Active 71 DOM
3. 2026-06-18
   days on market $99,000 Active 69 DOM
4. 2026-06-17
   days on market $99,000 Active 68 DOM
5. 2026-06-16
   days on market $99,000 Active 67 DOM
6. 2026-06-15
   days on market $99,000 Active 66 DOM
7. 2026-06-13
   days on market $99,000 Active 64 DOM
8. 2026-06-12
   days on market $99,000 Active 63 DOM
9. 2026-06-09
   days on market $99,000 Active 60 DOM
10. 2026-06-08
    days on market $99,000 Active 59 DOM
11. 2026-06-07
    days on market $99,000 Active 58 DOM
12. 2026-06-07
    days on market $99,000 Active 57 DOM
13. 2026-06-04
    days on market $99,000 Active 54 DOM
14. 2026-06-02
    days on market $99,000 Active 53 DOM
15. 2026-06-01
    days on market $99,000 Active 52 DOM
16. 2026-05-31
    days on market $99,000 Active 51 DOM
17. 2026-05-31
    days on market $99,000 Active 50 DOM
18. 2026-04-30
    price $99,000

    Show marketing remark (316 chars)

    Situated on approximately 1.52 acres, this property includes two parcels being sold together. The primary residence offers 2 bedrooms and 2 full bathrooms. The additional parcel features a 3-bedroom, 2-bath mobile home complete with a welcoming front porch and sunroom. Properties need TLC and are being sold as-is.

19. 2026-04-30
    price $99,000 316-char remark

    Show marketing remark (316 chars)

    Situated on approximately 1.52 acres, this property includes two parcels being sold together. The primary residence offers 2 bedrooms and 2 full bathrooms. The additional parcel features a 3-bedroom, 2-bath mobile home complete with a welcoming front porch and sunroom. Properties need TLC and are being sold as-is.

20. 2026-04-10
    listed $129,000 Active
21. 2026-03-28
    price $129,000 316-char remark

    Show marketing remark (316 chars)

    Situated on approximately 1.52 acres, this property includes two parcels being sold together. The primary residence offers 2 bedrooms and 2 full bathrooms. The additional parcel features a 3-bedroom, 2-bath mobile home complete with a welcoming front porch and sunroom. Properties need TLC and are being sold as-is.

22. 2026-02-17
    listed $149,000 Active 316-char remark

    Show marketing remark (316 chars)

    Situated on approximately 1.52 acres, this property includes two parcels being sold together. The primary residence offers 2 bedrooms and 2 full bathrooms. The additional parcel features a 3-bedroom, 2-bath mobile home complete with a welcoming front porch and sunroom. Properties need TLC and are being sold as-is.

23. 2021-08-06
    historical
24. 2013-09-24
    soldstatus $36,667
25. 2006-05-16
    soldstatus $48,000
26. 2004-12-01
    historical

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$263/yr (+$22/mo · 15.3%)

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,879
• − Mortgage interest: −$5,546
• − Property taxes: −$1,721
• − Insurance: −$495
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,880
• Taxable income: $1,016
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,274/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: Pinckneyville Chsd 101
• NCES district ID: 1731620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,433
• Composite: 26.43/100
• National rank: #12648
• State rank: #557 of 919 in IL

Livability — Du Quoin

• Score: 65/100
• State rank: #611
• US rank: #12592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,903
• Population (ZIP): 8,903

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,868 people
• By 2030: 19,131 · -3.7%
• By 2040: 17,720 · -10.8%
• By 2050: 16,057 · -19.2%
• By 2075: 11,979 · -39.7%
• By 2100: 8,434 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.2% · Other 1.6%
• 2008→2024 swing: -48.1pp toward R · 2008: -3.9pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.7 2016: R+45.1 2012: R+17.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.77%
• Current HPI: 102.0463
• 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

+106.2% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $129,000 MRED as Distributed by MLS Grid
• 2026-03-28 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2026-02-17 Listed $149,000 MARIS as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-09-24 Sold (Public Records) $36,667 Public Records
• 2006-05-16 Sold (Public Records) $48,000 Public Records
• 2004-12-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $1,721 · +0.6% YoY. Source: county tax records.