900 E 4th St · West Frankfort, IL 62896

$90,000

5 bd · 3.5 ba · 2,446 sqft · SingleFamily · 43 Days on market

Built 1974 8,520 sqft lot Est $127k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Spacious 5-Bedroom Home with Great Bones and Tons of Potential This is your opportunity to own a generously sized home—nearly 2,500 square feet—featuring 5 bedrooms and 3.5 bathrooms, perfect for anyone seeking space, value, and the chance to add their personal touch. Purchased just last year with plans to renovate and move in, the sellers are now parting with the home due to unexpected health concerns. Much of the heavy lifting has already been done: a new roof and gutters were installed in 2023, and the upstairs AC unit was replaced in 2021. Solidly built with a partial brick exterior, this home also offers a two-car attached garage, a fully fenced yard, and a layout full of potential. The cosmetic updates must be finished, but with the major systems already in place, this presents an excellent opportunity for someone with vision and a little elbow grease. If you’re looking for a budget-friendly space to either fix for yourself or use as an investment. Don’t miss out—schedule your showing today!

Key facts

• New gutters
• Fully fenced yard
• New roof

Tags

• NEW ROOF
• NEW GUTTERS
• UPSTAIRS AC UNIT
• PARTIAL BRICK EXTERIOR
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story
• Construction: Vinyl siding; Built 51–60 years ago; Built before 1978
• Exterior features: Fenced yard; Corner lot (60 x 142)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Egress window in basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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

• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.56% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.47%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $127,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 E 4th St	0.00mi	5/3.5	2,446 (0%)	4mo	$80,000	$33	96
1003 E Main St	0.26mi	4/2.0 (-1)	2,547 (+4%)	5mo	$22,500	$9	66
103 N Grand St	0.53mi	4/3.0 (-1)	2,624 (+7%)	4mo	$212,000	$81	53
613 S Locust	0.68mi	4/3.0 (-1)	2,392 (-2%)	9mo	$125,000	$52	50
613 S Locust	0.68mi	4/3.0 (-1)	2,392 (-2%)	9mo	$125,000	$52	50
202 N Jackson St	0.36mi	4/2.0 (-1)	2,216 (-9%)	10mo	$164,000	$74	48
405 E Poplar St	0.36mi	4/2.0 (-1)	2,150 (-12%)	16mo	$135,000	$63	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: 15.3%
• Equity multiple: 1.61×
• Total profit: $15,495
• Equity at exit: $13,419

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $52,308
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $472

Break-even live

Break-even rent $806

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-22
   status Active
2. 2026-02-06
   soldstatus $80,000 Closed 1046-char remark

   Show marketing remark (1046 chars)

   Spacious 5-Bedroom Home with Great Bones and Tons of Potential This is your opportunity to own a generously sized home—nearly 2,500 square feet—featuring 5 bedrooms and 3.5 bathrooms, perfect for anyone seeking space, value, and the chance to add their personal touch. Purchased just last year with plans to renovate and move in, the sellers are now parting with the home due to unexpected health concerns. Much of the heavy lifting has already been done: a new roof and gutters were installed in 2023, and the upstairs AC unit was replaced in 2021. Solidly built with a partial brick exterior, this home also offers a two-car attached garage, a fully fenced yard, and a layout full of potential. The cosmetic updates must be finished, but with the major systems already in place, this presents an excellent opportunity for someone with vision and a little elbow grease. If you’re looking for a budget-friendly space to either fix for yourself or use as an investment. Don’t miss out—schedule your showing today!

3. 2026-02-01
   historical
4. 2026-01-21
   historical 1046-char remark

   Show marketing remark (1046 chars)

   Spacious 5-Bedroom Home with Great Bones and Tons of Potential This is your opportunity to own a generously sized home—nearly 2,500 square feet—featuring 5 bedrooms and 3.5 bathrooms, perfect for anyone seeking space, value, and the chance to add their personal touch. Purchased just last year with plans to renovate and move in, the sellers are now parting with the home due to unexpected health concerns. Much of the heavy lifting has already been done: a new roof and gutters were installed in 2023, and the upstairs AC unit was replaced in 2021. Solidly built with a partial brick exterior, this home also offers a two-car attached garage, a fully fenced yard, and a layout full of potential. The cosmetic updates must be finished, but with the major systems already in place, this presents an excellent opportunity for someone with vision and a little elbow grease. If you’re looking for a budget-friendly space to either fix for yourself or use as an investment. Don’t miss out—schedule your showing today!

5. 2026-01-16
   status Active
6. 2026-01-14
   historical
7. 2026-01-08
   status Active
8. 2026-01-06
   historical
9. 2026-01-05
   historical
10. 2025-12-17
    historical
11. 2025-11-17
    price
12. 2025-11-07
    listed $90,000 1046-char remark

    Show marketing remark (1046 chars)

    Spacious 5-Bedroom Home with Great Bones and Tons of Potential This is your opportunity to own a generously sized home—nearly 2,500 square feet—featuring 5 bedrooms and 3.5 bathrooms, perfect for anyone seeking space, value, and the chance to add their personal touch. Purchased just last year with plans to renovate and move in, the sellers are now parting with the home due to unexpected health concerns. Much of the heavy lifting has already been done: a new roof and gutters were installed in 2023, and the upstairs AC unit was replaced in 2021. Solidly built with a partial brick exterior, this home also offers a two-car attached garage, a fully fenced yard, and a layout full of potential. The cosmetic updates must be finished, but with the major systems already in place, this presents an excellent opportunity for someone with vision and a little elbow grease. If you’re looking for a budget-friendly space to either fix for yourself or use as an investment. Don’t miss out—schedule your showing today!

13. 2025-11-07
    listed Active

    Show marketing remark (1046 chars)

    Spacious 5-Bedroom Home with Great Bones and Tons of Potential This is your opportunity to own a generously sized home—nearly 2,500 square feet—featuring 5 bedrooms and 3.5 bathrooms, perfect for anyone seeking space, value, and the chance to add their personal touch. Purchased just last year with plans to renovate and move in, the sellers are now parting with the home due to unexpected health concerns. Much of the heavy lifting has already been done: a new roof and gutters were installed in 2023, and the upstairs AC unit was replaced in 2021. Solidly built with a partial brick exterior, this home also offers a two-car attached garage, a fully fenced yard, and a layout full of potential. The cosmetic updates must be finished, but with the major systems already in place, this presents an excellent opportunity for someone with vision and a little elbow grease. If you’re looking for a budget-friendly space to either fix for yourself or use as an investment. Don’t miss out—schedule your showing today!

14. 2025-10-21
    historical
15. 2025-07-24
    price
16. 2025-07-01
    listed Active
17. 2024-12-04
    soldstatus $54,900
18. 2024-12-04
    soldstatus $54,900 Closed
19. 2024-11-04
    historical Under Contract
20. 2024-10-29
    price $59,900
21. 2024-10-18
    price $65,000
22. 2024-10-03
    listed $59,900
23. 2024-10-03
    listed $69,900 Active

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$259/yr (+$22/mo · 17.0%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,836
• − Mortgage interest: −$5,041
• − Property taxes: −$1,525
• − Insurance: −$450
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,618
• Taxable income: $4,507
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,580/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

• Census place: West Frankfort, IL
• 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

+33.6% since first listed

23 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-06 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-17 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2025-10-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-07-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-01 Listed — RMLSA as Distributed by MLS Grid
• 2024-12-04 Sold (MLS) $54,900 RMLSA as Distributed by MLS Grid
• 2024-12-04 Sold (MLS) $54,900 MRED as Distributed by MLS Grid
• 2024-11-04 Contingent — RMLSA as Distributed by MLS Grid
• 2024-10-29 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2024-10-18 Price Changed $65,000 RMLSA as Distributed by MLS Grid
• 2024-10-03 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2024-10-03 Listed $59,900 MRED as Distributed by MLS Grid

Property tax history

-3.6%/yr

Latest (2024): $1,525 · +5.1% YoY. Source: county tax records.