506 W Poplar St · West Frankfort, IL 62896

$69,900

2 bd · 1.0 ba · 910 sqft · Other · 143 Days on market

Built 1940 6,600 sqft lot $77/sqft · 22% above area Est $58k · 22% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

Key facts

• Remodeled
• Ample cabinetry
• Updated flooring

Tags

• REMODELED
• UPDATED FLOORING
• FINISHED BATHROOM
• OPEN LIVING AND DINING AREA
• AMPLE CABINETRY
• SPACIOUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 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 $483 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 $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $70k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $57,500
• List price: $69,900
• Delta: 21.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-61
• Equity at exit: $10,422

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $14,536
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $176

Break-even live

Break-even rent $645

Max offer price $69,900

Occupancy floor 75%

Sensitivity live

Price	-10% $216	-5% $196	+0% $176	+5% $157	+10% $137
Rent	-10% $108	-5% $142	+0% $176	+5% $211	+10% $245
Rate	-1.0pp $212	-0.5pp $194	base $176	+0.5pp $158	+1.0pp $140

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Razer Dr Unit 1 West Frankfort, IL	2.0	1.5	1100	$900	$0.82	44d	1	0.45mi
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	44d	1	1.19mi

Listing history 33 events

1. 2026-06-21
   days on market $69,900 Active 143 DOM
2. 2026-06-18
   days on market $69,900 Active 141 DOM
3. 2026-06-17
   days on market $69,900 Active 140 DOM
4. 2026-06-16
   days on market $69,900 Active 139 DOM
5. 2026-06-15
   days on market $69,900 Active 138 DOM
6. 2026-06-13
   days on market $69,900 Active 136 DOM
7. 2026-06-12
   days on market $69,900 Active 135 DOM
8. 2026-06-09
   days on market $69,900 Active 132 DOM
9. 2026-06-08
   days on market $69,900 Active 131 DOM
10. 2026-06-07
    days on market $69,900 Active 130 DOM
11. 2026-06-04
    days on market $69,900 Active 126 DOM
12. 2026-06-02
    days on market $69,900 Active 125 DOM
13. 2026-06-01
    days on market $69,900 Active 124 DOM
14. 2026-05-31
    days on market $69,900 Active 123 DOM
15. 2026-05-31
    days on market $69,900 Active 122 DOM
16. 2026-03-29
    price $69,900 687-char remark

    Show marketing remark (687 chars)

    This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

17. 2026-03-18
    status Active 687-char remark

    Show marketing remark (687 chars)

    This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

18. 2026-02-27
    historical Under Contract 687-char remark

    Show marketing remark (687 chars)

    This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

19. 2026-01-29
    historical
20. 2026-01-16
    status Active
21. 2026-01-14
    historical
22. 2026-01-12
    price
23. 2026-01-08
    price
24. 2026-01-06
    historical
25. 2026-01-05
    price
26. 2025-11-23
    listed $74,900 Active 687-char remark

    Show marketing remark (687 chars)

    This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

27. 2025-11-23
    listed Active

    Show marketing remark (687 chars)

    This adorable 2-bedroom, 1-bath home has been thoughtfully remodeled from top to bottom and is ready for its next chapter. You’ll love the updated flooring, beautifully finished bathroom, and the bright, open living and dining area that offers plenty of room to spread out. The kitchen features ample cabinetry and a smart layout perfect for cooking and conversation. A spacious laundry room adds everyday convenience, while the wonderful window-lined front porch is ideal for morning coffee or relaxing evenings. With its large yard and inviting outdoor space, this home is perfect for entertaining or simply enjoying a little extra room to breathe. *This property is agent owned*

28. 2021-08-06
    historical
29. 2018-09-19
    historical
30. 2007-04-19
    soldstatus $19,250
31. 2007-04-19
    soldstatus $19,250
32. 2006-12-06
    listed $21,500
33. 2006-12-06
    listed $21,500

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$111/yr (+$9/mo · 8.1%)

ⓘ 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 · 21 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: $10,419
• − Mortgage interest: −$3,915
• − Property taxes: −$1,365
• − Insurance: −$350
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,033
• Taxable income: $1,088
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $1,856/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

+225.1% since first listed

18 events — show timeline

• 2026-03-29 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2026-03-18 Relisted — RMLSA as Distributed by MLS Grid
• 2026-02-27 Contingent — RMLSA as Distributed by MLS Grid
• 2026-01-29 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
• 2026-01-12 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-23 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-23 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-09-19 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-19 Sold (MLS) $19,250 MRED as Distributed by MLS Grid
• 2007-04-19 Sold (MLS) $19,250 RMLSA as Distributed by MLS Grid
• 2006-12-06 Listed $21,500 MRED as Distributed by MLS Grid
• 2006-12-06 Listed $21,500 RMLSA as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2024): $1,365 · +8.0% YoY. Source: county tax records.