1399 7th St · Murphysboro, IL 62966

$42,900

3 bd · 1.0 ba · 1,673 sqft · SingleFamily public records · 4 Days on market

Built 1931

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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
• 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 MLS

Cute 2-bedroom, 1-bath fixer-upper conveniently located close to shopping and amenities! This home sits on a large lot with a wooded backyard and includes a detached 2-car garage. With a little vision and TLC, this could be the perfect place to call home.

Key facts

• Wooded backyard
• Large lot
• 2 garage spots

Tags

• LARGE LOT
• WOODED BACKYARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Single-phase electric; Electricity and water are connected
• Home design: Single-family residence; One story
• Construction: Frame construction; Shingle roof
• Exterior features: City lot with few trees and generally level terrain

Interior

• Kitchen: Gas cooktop
• Bedrooms: 1 bedroom located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No central air conditioning
• Interior features: Gas cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Cap rate 26.4% 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 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; 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 $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $42,900

Questions for the listing agent

1. Built in 1931 — 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. 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.
6. 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.
7. 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: 3.07% ✓
• Cap rate: 26.41%
• Cash-on-cash: 71.85%
• DSCR: 4.20
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $125,475
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 N 11th St	0.53mi	2/1.0 (-1)	1,692 (+1%)	10mo	$85,800	$51	61
1106 N 11th St	0.53mi	2/1.0 (-1)	1,692 (+1%)	10mo	$85,800	$51	61
45 Candy Ln	0.48mi	3/2.0	1,680 (+0%)	15mo	$160,000	$95	60
45 Candy Ln	0.48mi	3/2.0	1,680 (+0%)	15mo	$160,000	$95	60
1206 N 14th St	0.42mi	3/1.0	1,435 (-14%)	2mo	$108,000	$75	54
115 Bob A Rosa Ave	0.64mi	3/2.5	1,702 (+2%)	19mo	$186,800	$110	45
115 Bob A Rosa Ave	0.64mi	3/2.5	1,702 (+2%)	19mo	$186,800	$110	45
707 Illinois Ave	0.67mi	2/2.0 (-1)	1,792 (+7%)	11mo	$117,500	$66	39
707 Illinois Ave	0.67mi	2/2.0 (-1)	1,792 (+7%)	11mo	$117,500	$66	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: 71.5%
• Equity multiple: 4.24×
• Total profit: $38,889
• Equity at exit: $6,397

10-year hold

• IRR: 75.5%
• Equity multiple: 8.74×
• Total profit: $92,990
• Equity at exit: $3,709

Cash invested: $12,012 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $719

Break-even live

Break-even rent $408

Max offer price $42,900

Occupancy floor 40%

Sensitivity live

Price	-10% $743	-5% $731	+0% $719	+5% $707	+10% $695
Rent	-10% $615	-5% $667	+0% $719	+5% $771	+10% $823
Rate	-1.0pp $741	-0.5pp $730	base $719	+0.5pp $708	+1.0pp $697

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $42,900 Active 4 DOM
2. 2026-06-18
   days on market $42,900 Active 3 DOM
3. 2026-06-17
   days on market $42,900 Active 2 DOM
4. 2026-06-15
   remarks 255-char remark

   Show marketing remark (255 chars)

   Cute 2-bedroom, 1-bath fixer-upper conveniently located close to shopping and amenities! This home sits on a large lot with a wooded backyard and includes a detached 2-car garage. With a little vision and TLC, this could be the perfect place to call home.

5. 2026-06-15
   listed $42,900 Active 1 DOM

   Show marketing remark (255 chars)

   Cute 2-bedroom, 1-bath fixer-upper conveniently located close to shopping and amenities! This home sits on a large lot with a wooded backyard and includes a detached 2-car garage. With a little vision and TLC, this could be the perfect place to call home.

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$8/yr (+$1/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,825
• − Mortgage interest: −$2,403
• − Property taxes: −$958
• − Insurance: −$214
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,248
• Taxable income: $8,470
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $6,597/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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $42,900 MARIS as Distributed by MLS Grid
• 2026-06-15 Listed $42,900 RMLSA as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2024): $958 · +12.3% YoY. Source: county tax records.