803 S Cockrum St · Sesser, IL 62884-2036

$40,000

2 bd · 1.0 ba · 980 sqft · Other · 142 Days on market

Built 1930 6,950 sqft lot ↓ 11% since listing

---

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
• Appreciation +5.0/10.0
• 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

Calling all investors! This 2-bedroom, 1-bath home sits just minutes from beautiful Rend Lake and offers tons of potential for your next flip or rental. The home features a spacious living room, a kitchen with well-maintained cabinets, and room for an informal dining area. Both bedrooms offer good-sized closets, adding practical appeal. Accessibility is already in place with two wheelchair ramps—one in the front and one in the back. Outside, you’ll find a handy storage shed and a carport for covered parking. The home does need some work, but with its layout, amenities, and prime location near the lake, it’s a great opportunity to bring your vision to life. Whether you're looking to renovate and resell or add to your investment portfolio, this property is worth a look! Call today for a showing!

Key facts

• Wheelchair ramps
• Carport
• Storage shed

Tags

• WHEELCHAIR RAMPS
• STORAGE SHED
• CARPORT

Property features AI

Finance

• Other: Possession at closing; Seller holds earnest money

Exterior

• Parking: Gravel parking; Carport; No garage
• Utilities: Public water; Public sewer; 150 amp electric service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding with frame construction; Block foundation; Approximately 91–100 years old
• Exterior features: Corner, level lot; Lot dimensions approximately 139 x 50; Less than 0.25 acre

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Estimated living area; Disability access equipped

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% 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, schools F, amenities 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.
• Market conditions: 1 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 $1k of equity ($277 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.83% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.52%
• DSCR: 3.60
• GRM: 2.9

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: 63.5%
• Equity multiple: 4.54×
• Total profit: $39,665
• Equity at exit: $17,986

10-year hold

• IRR: 63.0%
• Equity multiple: 9.26×
• Total profit: $92,543
• Equity at exit: $27,718

Cash invested: $11,200 (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 62884-2036

• Active inventory: 1
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $546

Break-even live

Break-even rent $439

Max offer price $40,000

Occupancy floor 47%

Sensitivity live

Price	-10% $569	-5% $557	+0% $546	+5% $535	+10% $524
Rent	-10% $457	-5% $502	+0% $546	+5% $591	+10% $636
Rate	-1.0pp $566	-0.5pp $556	base $546	+0.5pp $536	+1.0pp $525

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $40,000 Under Contract 142 DOM
2. 2026-06-18
   days on market $40,000 Under Contract 140 DOM
3. 2026-06-17
   days on market $40,000 Under Contract 139 DOM
4. 2026-06-16
   days on market $40,000 Under Contract 138 DOM
5. 2026-06-15
   days on market $40,000 Under Contract 137 DOM
6. 2026-06-13
   days on market $40,000 Under Contract 135 DOM
7. 2026-06-12
   days on market $40,000 Under Contract 134 DOM
8. 2026-06-09
   days on market $40,000 Under Contract 131 DOM
9. 2026-06-08
   days on market $40,000 Under Contract 130 DOM
10. 2026-06-07
    days on market $40,000 Under Contract 129 DOM
11. 2026-06-05
    days on market $40,000 Under Contract 127 DOM
12. 2026-06-04
    days on market $40,000 Under Contract 125 DOM
13. 2026-06-02
    days on market $40,000 Under Contract 124 DOM
14. 2026-06-01
    days on market $40,000 Under Contract 123 DOM
15. 2026-05-31
    days on market $40,000 Under Contract 122 DOM
16. 2026-05-31
    days on market $40,000 Under Contract 121 DOM
17. 2026-05-22
    status Active
18. 2026-04-22
    historical Under Contract 822-char remark

    Show marketing remark (822 chars)

    Calling all investors! This 2-bedroom, 1-bath home sits just minutes from beautiful Rend Lake and offers tons of potential for your next flip or rental. The home features a spacious living room, a kitchen with well-maintained cabinets, and room for an informal dining area. Both bedrooms offer good-sized closets, adding practical appeal. Accessibility is already in place with two wheelchair ramps—one in the front and one in the back. Outside, you’ll find a handy storage shed and a carport for covered parking. The home does need some work, but with its layout, amenities, and prime location near the lake, it’s a great opportunity to bring your vision to life. Whether you're looking to renovate and resell or add to your investment portfolio, this property is worth a look! Call today for a showing!

19. 2026-04-04
    price $40,000 822-char remark

    Show marketing remark (822 chars)

    Calling all investors! This 2-bedroom, 1-bath home sits just minutes from beautiful Rend Lake and offers tons of potential for your next flip or rental. The home features a spacious living room, a kitchen with well-maintained cabinets, and room for an informal dining area. Both bedrooms offer good-sized closets, adding practical appeal. Accessibility is already in place with two wheelchair ramps—one in the front and one in the back. Outside, you’ll find a handy storage shed and a carport for covered parking. The home does need some work, but with its layout, amenities, and prime location near the lake, it’s a great opportunity to bring your vision to life. Whether you're looking to renovate and resell or add to your investment portfolio, this property is worth a look! Call today for a showing!

20. 2026-01-28
    historical
21. 2026-01-16
    status Active
22. 2026-01-14
    historical
23. 2026-01-08
    status Active
24. 2026-01-06
    historical
25. 2026-01-05
    historical
26. 2025-12-12
    listed $45,000 Active 822-char remark

    Show marketing remark (822 chars)

    Calling all investors! This 2-bedroom, 1-bath home sits just minutes from beautiful Rend Lake and offers tons of potential for your next flip or rental. The home features a spacious living room, a kitchen with well-maintained cabinets, and room for an informal dining area. Both bedrooms offer good-sized closets, adding practical appeal. Accessibility is already in place with two wheelchair ramps—one in the front and one in the back. Outside, you’ll find a handy storage shed and a carport for covered parking. The home does need some work, but with its layout, amenities, and prime location near the lake, it’s a great opportunity to bring your vision to life. Whether you're looking to renovate and resell or add to your investment portfolio, this property is worth a look! Call today for a showing!

27. 2025-12-10
    listed 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: $1,448 · $121/mo
• Projected year-2 tax: $1,448 · $121/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,569
• − Mortgage interest: −$2,241
• − Property taxes: −$1,448
• − Insurance: −$200
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,164
• Taxable income: $6,346
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,031/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-11.1% since first listed

11 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-22 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-04 Price Changed $40,000 RMLSA as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED 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
• 2025-12-12 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2025-12-10 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2024): $1,448 · +11.2% YoY. Source: county tax records.