909 E Main St · West Frankfort, IL 62896

$54,900

2 bd · 1.0 ba · 1,064 sqft · Other · 8 Days on market

Built 1920 8,537 sqft lot

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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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming bungalow in the heart of West Frankfort! Enjoy many of the original features of this adorable 2 bedroom home including rounded solid wood door and 50's style bathroom. Nice deep lot. New roof in 2017. Newer windows, new sewer system, new water heater, new vapor barrier and contract with Tabor. This home is move in ready and just waiting for someone who enjoys the craftsmanship of a well maintained home built in 1920. Nice corner lot on Main street with a 2 car carport and large laundry room. Not to mention the huge 10x7 walk-in closet in the larger bedroom. Split concept for optimal privacy while you sleep. Don't let this gem pass you by! Schedule your tour right away.

Key facts

• Newer roof
• Newer water heater
• Corner lot

Tags

• CORNER LOT
• NEWER ROOF
• NEWER DUAL-PANE WINDOWS
• NEWER WATER HEATER
• REPLACED SEWER LINE
• VAPOR-BARRIER-LINED CRAWLSPACE

Property features AI

Finance

• HOA & community: No master association fee required; Sidewalks in the community

Exterior

• Parking: 2 parking spaces total; Gravel driveway and off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Estimated living area ~1,135; Fee simple ownership; Originally built over 100 years ago; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Dog run; Chain link and partial fencing; Corner, level lot

Interior

• Kitchen: Kitchen with eating area/table space (14 x 11); Range; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 13) with carpet; Second bedroom on main level (11 x 6) with laminate; Two additional bedrooms
• Flooring: Hardwood in living and dining areas; Laminate in kitchen and one bedroom; Carpet in master bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with radiators; Wall-mounted cooling unit(s)
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room (6 x 14); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $55k).
• Cap rate 10.4% 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, amenities F, commute 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.
• Zoned schools: Frankfort Intermediate School (math 7% / reading 12%, grade F, #1,603 of 2,056 statewide, top 78%, 420 students, 0% FRL); Central Jr High School (math 4% / reading 24%, grade F, #529 of 665 statewide, top 80%, 219 students, 0% FRL); Frankfort Comm High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 434 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $54,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.55% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $3,164
• Equity at exit: $8,186

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $18,499
• Equity at exit: $4,747

Cash invested: $15,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $188

Break-even live

Break-even rent $613

Max offer price $54,900

Occupancy floor 73%

Sensitivity live

Price	-10% $219	-5% $204	+0% $188	+5% $173	+10% $157
Rent	-10% $121	-5% $155	+0% $188	+5% $222	+10% $255
Rate	-1.0pp $216	-0.5pp $202	base $188	+0.5pp $174	+1.0pp $159

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	44d	1	0.33mi
403 E Poplar St West Frankfort, IL	3.0	1.0	1200	$900	$0.75	44d	1	0.35mi
5 Razer Dr Unit 1 West Frankfort, IL	2.0	1.5	1100	$900	$0.82	44d	1	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $54,900 Active 8 DOM
2. 2026-06-18
   days on market $54,900 Active 6 DOM
3. 2026-06-17
   days on market $54,900 Active 5 DOM
4. 2026-06-16
   days on market $54,900 Active 4 DOM
5. 2026-06-15
   days on market $54,900 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-13
   listed $54,900 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 5/10 Major 7 d/yr ≥107°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: $10,215
• − Mortgage interest: −$3,075
• − Property taxes: −$2,083
• − Insurance: −$274
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,597
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $1,885/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

+66.9% since first listed

13 events — show timeline

• 2026-06-12 Listed $54,900 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-16 Listed — RMLSA as Distributed by MLS Grid
• 2023-09-11 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2023-09-11 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2023-08-18 Contingent — RMLSA as Distributed by MLS Grid
• 2023-08-14 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2023-08-14 Listed $45,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2002-08-29 Sold (MLS) $29,500 RMLSA as Distributed by MLS Grid
• 2002-06-21 Listing Removed — MRED as Distributed by MLS Grid
• 2002-06-20 Listed $32,900 RMLSA as Distributed by MLS Grid

Property tax history

+20.0%/yr

Latest (2024): $2,083 · +669.0% YoY. Source: county tax records.