11035 Avery Rd · West Frankfort, IL 62896

$109,700

3 bd · 2.0 ba · 2,442 sqft · SingleFamily · 170 Days on market

1.20 ac lot $45/sqft · 50% below area ↓ 12% since listing

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Why this score? — see what drove the C- 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 +21.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! This distressed 3 bedroom home on the outskirts of West Frankfort is priced to sell and ready for a smart buyer or rehabber to unlock the significant value possible. Structure includes 3 bedrooms/3 baths in a traditional layout with good bones. No heat, no lights. Sold "AS IS, WHERE IS". Interior needs a full overhaul. Electrical system requires a complete rewire. HVAC is missing so a new system is needed. There is damage in one bedroom with open ceiling to attic but doesn't appear to be leaking. Comparable home is good, move-in condition in this area are valued between $150,000 and $200,000 once fully rehabbed, creating a strong upside for return on investment when repaired and brought back to market standards.

Key facts

• 1.2 acre lot
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.8% in West Frankfort — 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 56/100 on livability (#1,210 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Frankfort CUSD 168 (town): math 6% / reading 16% proficiency, ranked #577 of 620 in IL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $758 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $96,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $221,095
• List price: $109,700
• Delta: -50.38%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1718 Russell Rd	0.25mi	4/2.0 (+1)	2,148 (-12%)	3mo	$215,000	$100	61
1718 Russell Rd	0.25mi	4/2.0 (+1)	2,148 (-12%)	3mo	$215,000	$100	61
1881 Russell Rd	0.39mi	3/2.0	2,079 (-15%)	13mo	$225,000	$108	47
1881 Russell Rd	0.39mi	3/2.0	2,079 (-15%)	13mo	$225,000	$108	47
1065 Crystal Rd	0.72mi	4/3.0 (+1)	2,400 (-2%)	12mo	$215,000	$90	45
1065 Crystal Rd	0.71mi	4/3.0 (+1)	2,400 (-2%)	12mo	$215,000	$90	45

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-7,463
• Equity at exit: $16,357

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,032
• Equity at exit: $9,485

Cash invested: $30,716 (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 62896

• Active inventory: 90
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$575
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $160

Break-even live

Break-even rent $1,106

Max offer price $109,700

Occupancy floor 83%

Sensitivity live

Price	-10% $223	-5% $192	+0% $160	+5% $129	+10% $98
Rent	-10% $57	-5% $109	+0% $160	+5% $212	+10% $264
Rate	-1.0pp $216	-0.5pp $188	base $160	+0.5pp $132	+1.0pp $103

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $109,700 Active 170 DOM
2. 2026-06-17
   days on market $109,700 Active 169 DOM
3. 2026-06-17
   price $109,700 Active 168 DOM
4. 2026-06-16
   days on market $114,000 Active 168 DOM
5. 2026-06-15
   days on market $114,000 Active 167 DOM
6. 2026-06-13
   days on market $114,000 Active 165 DOM
7. 2026-06-12
   days on market $114,000 Active 164 DOM
8. 2026-06-09
   days on market $114,000 Active 161 DOM
9. 2026-06-08
   days on market $114,000 Active 160 DOM
10. 2026-06-07
    days on market $114,000 Active 159 DOM
11. 2026-06-04
    days on market $114,000 Active 155 DOM
12. 2026-06-02
    days on market $114,000 Active 154 DOM
13. 2026-06-01
    days on market $114,000 Active 153 DOM
14. 2026-05-31
    days on market $114,000 Active 152 DOM
15. 2026-05-31
    days on market $114,000 Active 151 DOM
16. 2026-04-27
    price $114,000 760-char remark

    Show marketing remark (760 chars)

    Opportunity knocks! This distressed 3 bedroom home on the outskirts of West Frankfort is priced to sell and ready for a smart buyer or rehabber to unlock the significant value possible. Structure includes 3 bedrooms/3 baths in a traditional layout with good bones. No heat, no lights. Sold "AS IS, WHERE IS". Interior needs a full overhaul. Electrical system requires a complete rewire. HVAC is missing so a new system is needed. There is damage in one bedroom with open ceiling to attic but doesn't appear to be leaking. Comparable home is good, move-in condition in this area are valued between $150,000 and $200,000 once fully rehabbed, creating a strong upside for return on investment when repaired and brought back to market standards.

17. 2026-02-13
    price $124,700 760-char remark

    Show marketing remark (760 chars)

    Opportunity knocks! This distressed 3 bedroom home on the outskirts of West Frankfort is priced to sell and ready for a smart buyer or rehabber to unlock the significant value possible. Structure includes 3 bedrooms/3 baths in a traditional layout with good bones. No heat, no lights. Sold "AS IS, WHERE IS". Interior needs a full overhaul. Electrical system requires a complete rewire. HVAC is missing so a new system is needed. There is damage in one bedroom with open ceiling to attic but doesn't appear to be leaking. Comparable home is good, move-in condition in this area are valued between $150,000 and $200,000 once fully rehabbed, creating a strong upside for return on investment when repaired and brought back to market standards.

18. 2025-12-30
    listed $129,700 Active 760-char remark

    Show marketing remark (760 chars)

    Opportunity knocks! This distressed 3 bedroom home on the outskirts of West Frankfort is priced to sell and ready for a smart buyer or rehabber to unlock the significant value possible. Structure includes 3 bedrooms/3 baths in a traditional layout with good bones. No heat, no lights. Sold "AS IS, WHERE IS". Interior needs a full overhaul. Electrical system requires a complete rewire. HVAC is missing so a new system is needed. There is damage in one bedroom with open ceiling to attic but doesn't appear to be leaking. Comparable home is good, move-in condition in this area are valued between $150,000 and $200,000 once fully rehabbed, creating a strong upside for return on investment when repaired and brought back to market standards.

19. 2021-08-06
    historical
20. 2005-01-17
    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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,713
• − Mortgage interest: −$6,145
• − Property taxes: −$3,036
• − Insurance: −$548
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,191
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,859/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: Frankfort CUSD 168
• NCES district ID: 1741580
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 16% ▼ -10.00%
• Median HH income: $34,447
• Composite: 8.93/100
• National rank: #9886
• State rank: #577 of 620 in IL

Livability — West Frankfort

• Score: 56/100
• State rank: #1210
• US rank: #22742

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

• City population: 10,691
• Population (ZIP): 10,691

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.00%
• Current HPI: 86.36
• 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

-12.1% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $114,000 MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed $124,700 MRED as Distributed by MLS Grid
• 2025-12-30 Listed $129,700 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2005-01-17 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2024): $3,036 · +9.3% YoY. Source: county tax records.