410 E 4th St · West Frankfort, IL 62896

$110,000

3 bd · 1.0 ba · 1,956 sqft · SingleFamily · 8 Days on market

Built 1940 8,820 sqft lot Est $129k · 15% 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 +28.6/30.0
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Charming 3 bedroom home on a corner lot. This home has many possibilities with an additional upper room that the owner has started to remodel and a large basement for storage and protection from severe storms. This home also features a large wooden deck equipped with a power lift for handicap accessibility or simply lifting heavy items to the deck level. Also on the exterior you'll notice the Leaf Guard "1 piece" guttering system with a transferable lifetime guarantee. Other updates include new roof 2020, patio doors 2020, shed 2021, vinyl plank flooring 2024, and also custom blinds.

Key facts

• Unfinished basement
• Large yard
• Storage shed

Tags

• UNFINISHED BASEMENT
• UNFINISHED ATTIC SPACE
• LARGE YARD
• NEW FENCE
• LEAF GUARD GUTTERING SYSTEM
• STORAGE SHED

Property features AI

Finance

• Other: Lot dimensions approximately 63 x 140; less than 0.25 acre (per county records)
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Power: conventional (public utilities implied)
• Home design: Detached single-family home; One-story layout; Built approximately 81–90 years ago; Disability access available
• Construction: Asphalt roof; Block foundation; Construction materials: Other; Not rebuilt or rehabbed
• Exterior features: Deck

Interior

• Kitchen: Kitchen on main level (11 x 15) with vinyl flooring
• Bedrooms: Master bedroom (main level) with laminate flooring; Bedroom 2 (main level) 11 x 15 with laminate flooring; Bedroom 3 (main level) 10 x 15 with laminate flooring
• Flooring: Laminate flooring in bedrooms and master; Wood laminate in attic; Vinyl flooring in kitchen, living room, and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished attic; Unfinished full basement with egress window
• Laundry & utility: Main level laundry room (16 x 9) with vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.2% vs local median 5.9% 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 $761 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 $31k cash investment doubles in ~9 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 7y 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 $87k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $110,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $129,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Chestnut St	0.73mi	3/2.0	2,000 (+2%)	3mo	$145,000	$73	56
904 E Main St	0.41mi	2/1.0 (-1)	1,790 (-8%)	10mo	$69,000	$39	53
904 E Main St	0.41mi	2/1.0 (-1)	1,790 (-8%)	10mo	$69,000	$39	53
202 N Jackson St	0.17mi	4/2.0 (+1)	2,216 (+13%)	10mo	$164,000	$74	52
1109 E Saint Louis St	0.46mi	3/2.0	1,800 (-8%)	12mo	$119,000	$66	52
1308 E 7th St	0.59mi	3/2.0	1,820 (-7%)	10mo	$78,000	$43	48
404 N Cherry St	0.74mi	3/2.0	1,876 (-4%)	12mo	$147,000	$78	45
404 N Cherry St	0.74mi	3/2.0	1,876 (-4%)	12mo	$147,000	$78	45
1106 E St Louis St	0.46mi	4/2.0 (+1)	1,705 (-13%)	9mo	$97,000	$57	40
1106 E St Louis St	0.46mi	4/2.0 (+1)	1,705 (-13%)	9mo	$97,000	$57	40
1303 E 4th St	0.54mi	2/3.0 (-1)	1,700 (-13%)	1mo	$50,000	$29	39
405 S Logan St	0.70mi	4/1.5 (+1)	1,680 (-14%)	8mo	$153,000	$91	31

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,207
• Equity at exit: $16,401

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $34,109
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $362

Break-even live

Break-even rent $861

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $424	-5% $393	+0% $362	+5% $331	+10% $300
Rent	-10% $258	-5% $310	+0% $362	+5% $414	+10% $466
Rate	-1.0pp $417	-0.5pp $390	base $362	+0.5pp $334	+1.0pp $305

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $110,000 Active 8 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-13
   remarks 608-char remark
7. 2026-06-13
   listed $110,000 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: $689 · $57/mo
• Projected year-2 tax: $1,593 · $133/mo
• Expected delta: +$904/yr (+$75/mo · 131.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,830
• − Mortgage interest: −$6,162
• − Property taxes: −$689
• − Insurance: −$550
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,200
• Taxable income: $2,697
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,698/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

+139.7% since first listed

10 events — show timeline

• 2026-06-11 Listed $110,000 MRED as Distributed by MLS Grid
• 2025-05-20 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2025-05-20 Sold (MLS) $87,000 RMLSA as Distributed by MLS Grid
• 2025-04-16 Contingent — RMLSA as Distributed by MLS Grid
• 2025-04-09 Listed $89,000 MRED as Distributed by MLS Grid
• 2025-04-09 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2019-11-26 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2019-11-26 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2019-05-13 Listed $45,900 RMLSA as Distributed by MLS Grid
• 2019-05-13 Listed $45,900 MRED as Distributed by MLS Grid

Property tax history

-6.9%/yr

Latest (2024): $689 · -0.9% YoY. Source: county tax records.