508 W North St · Sesser, IL 62884

$87,900

3 bd · 1.0 ba · 900 sqft · SingleFamily · 15 Days on market

Built 1948 7,000 sqft lot

---

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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Cute and Cozy-3br with beautiful hardwood floors-freshly painted-many updates-see inside to appreciate range refrigerator washer dryer

Key facts

• Flexible mudroom
• Corner lot
• 7,000 sq ft lot

Tags

• CORNER LOT
• KNOTTY PINE ACCENT WALL
• FAUX BRICK ACCENT WALL
• BUILT-IN GLASS-FRONT CABINET
• FLEXIBLE MUDROOM
• ORIGINAL HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Attached garage with 1 space; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1948; 900 total building area
• Construction: Not new construction
• Exterior features: Shingle roof; Corner lot; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (main level bedrooms listed)
• Flooring: Hardwood flooring in bedrooms and living areas; Laminate flooring in the kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Cable available; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#722 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Sesser-Valier CUSD 196 (rural): math 21% / reading 24% proficiency, ranked #389 of 620 in IL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sesser-Valier Jr High School (math 12% / reading 22%, grade F, #460 of 665 statewide, top 72%, 135 students, 0% FRL); Sesser-Valier High School (math 24% / reading 34%, grade F, #187 of 693 statewide, top 30%, 192 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($608 loan paydown + $3k appreciation (3.9% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $44k; list at $88k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $86,581 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $51,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W Florence St	0.25mi	2/1.0 (-1)	868 (-4%)	3mo	$52,000	$60	75
605 N Elm St	0.40mi	3/2.0	915 (+2%)	10mo	$50,000	$55	66
501 W Murray St	0.36mi	2/1.0 (-1)	916 (+2%)	13mo	$124,900	$136	64
402 S Clay St	0.44mi	2/1.0 (-1)	882 (-2%)	10mo	$50,000	$57	63
402 S Clay St	0.44mi	2/1.0 (-1)	882 (-2%)	10mo	$50,000	$57	63
609 N Locust St	0.32mi	2/1.0 (-1)	964 (+7%)	12mo	$31,075	$32	58
609 N Locust St	0.32mi	2/1.0 (-1)	964 (+7%)	12mo	$31,075	$32	58
4990 Murray St	0.46mi	2/1.0 (-1)	980 (+9%)	13mo	$35,000	$36	48
115 E Callie St	0.44mi	4/2.0 (+1)	1,008 (+12%)	8mo	$49,900	$50	44
115 E Callie St	0.44mi	4/2.0 (+1)	1,008 (+12%)	8mo	$49,900	$50	44
508 S Park St	0.57mi	2/1.0 (-1)	1,000 (+11%)	8mo	$100,000	$100	44
508 S Park St	0.57mi	2/1.0 (-1)	1,000 (+11%)	8mo	$100,000	$100	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.83×
• Total profit: $20,473
• Equity at exit: $43,825

10-year hold

• IRR: 15.2%
• Equity multiple: 3.43×
• Total profit: $59,926
• Equity at exit: $71,095

Cash invested: $24,612 (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 62884

• Home prices YoY: 2.9%
• Active inventory: 13
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $91

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 85%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $87,900 Under Contract 15 DOM
2. 2026-06-17
   days on market $87,900 Under Contract 14 DOM
3. 2026-06-16
   days on market $87,900 Under Contract 13 DOM
4. 2026-06-15
   days on market $87,900 Under Contract 12 DOM
5. 2026-06-13
   days on market $87,900 Under Contract 10 DOM
6. 2026-06-12
   statusdays on market $87,900 Under Contract 9 DOM
7. 2026-06-09
   days on market $87,900 Active 6 DOM
8. 2026-06-08
   days on market $87,900 Active 5 DOM
9. 2026-06-07
   days on market $87,900 Active 4 DOM
10. 2026-06-05
    days on market $87,900 Active 2 DOM
11. 2026-06-04
    remarks 695-char remark
12. 2026-06-04
    listed $87,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,617
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,557
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,175/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: Sesser-Valier CUSD 196
• NCES district ID: 1735940
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 24% ▼ -1.00%
• Median HH income: $43,039
• Composite: 19.31/100
• National rank: #8795
• State rank: #389 of 620 in IL

Livability — Sesser

• Score: 64/100
• State rank: #722
• US rank: #14694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sesser, IL
• Population (ZIP): 2,764

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 (95%)
• Race & ethnicity: White 95% Asian 2% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Tagalog/Filipino 1% German/W. Germanic 1% 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: ▲ 3.86%
• Current HPI: 135.3305
• 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

+140.8% since first listed

9 events — show timeline

• 2026-06-03 Listed $87,900 RMLSA as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $43,700 MRED as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $43,700 RMLSA as Distributed by MLS Grid
• 2017-07-19 Listed $44,900 MRED as Distributed by MLS Grid
• 2017-07-19 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2013-03-15 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2013-03-15 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2013-02-05 Listed $36,500 MRED as Distributed by MLS Grid
• 2013-02-05 Listed $36,500 RMLSA as Distributed by MLS Grid

Property tax history

-8.6%/yr

Latest (2024): $47 · -4.9% YoY. Source: county tax records.