410 S Walnut St · Sesser, IL 62884

$59,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily · 23 Days on market

$58/sqft · 36% below area Est $92k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• 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

Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

Key facts

• Screened-in porch
• Open-concept layout
• 4 parking spots

Tags

• OPEN-CONCEPT LAYOUT
• SCREENED-IN PORCH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $59k).
• Recommended offer: $58k (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, 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: 14 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 $3k of equity ($408 loan paydown + $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $92,338
• List price: $59,000
• Delta: -36.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 S Broadway St	0.23mi	3/1.0	1,100 (+8%)	5mo	$90,000	$82	72
508 S Park St	0.30mi	2/1.0 (-1)	1,000 (-2%)	8mo	$100,000	$100	72
508 S Park St	0.30mi	2/1.0 (-1)	1,000 (-2%)	8mo	$100,000	$100	72
115 E Callie St	0.31mi	4/2.0 (+1)	1,008 (-1%)	8mo	$49,900	$50	68
115 E Callie St	0.31mi	4/2.0 (+1)	1,008 (-1%)	8mo	$49,900	$50	68
209 W Florence St	0.42mi	2/1.0 (-1)	868 (-15%)	3mo	$52,000	$60	48
410 S Poplar St	0.48mi	3/1.0	1,170 (+15%)	7mo	$62,000	$53	47
410 S Poplar St	0.48mi	3/1.0	1,170 (+15%)	7mo	$62,000	$53	47
15679 Bessie St	0.61mi	2/1.0 (-1)	1,117 (+10%)	8mo	$52,000	$47	44
15679 Bessie St	0.61mi	2/1.0 (-1)	1,117 (+10%)	8mo	$52,000	$47	44
310 W North St	0.54mi	2/1.5 (-1)	1,138 (+12%)	8mo	$87,000	$76	42
310 W North St	0.54mi	2/1.5 (-1)	1,138 (+12%)	8mo	$87,000	$76	42

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: 33.3%
• Equity multiple: 2.96×
• Total profit: $32,401
• Equity at exit: $29,416

10-year hold

• IRR: 32.8%
• Equity multiple: 5.87×
• Total profit: $80,512
• Equity at exit: $47,720

Cash invested: $16,520 (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: 14
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $354

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 58%

Sensitivity live

Price	-10% $395	-5% $375	+0% $354	+5% $334	+10% $314
Rent	-10% $278	-5% $316	+0% $354	+5% $392	+10% $430
Rate	-1.0pp $384	-0.5pp $369	base $354	+0.5pp $339	+1.0pp $323

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-02
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

2. 2026-04-15
   status Active 520-char remark

   Show marketing remark (520 chars)

   Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

3. 2026-03-24
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

4. 2026-03-22
   historical Contingent - Continue to Show 520-char remark

   Show marketing remark (520 chars)

   Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

5. 2026-03-18
   listed $59,000 Active 520-char remark

   Show marketing remark (520 chars)

   Charming 3-bedroom, 1-bath home featuring a desirable open-concept layout! The spacious living area flows seamlessly into the kitchen and dining space, creating an ideal setup for both everyday living and entertaining. Enjoy relaxing on the screened-in porch, perfect for morning coffee or unwinding in the evenings. The fully fenced backyard with plenty of room for pets, play, or outdoor gatherings. This home combines comfort, functionality, and inviting indoor-outdoor living-don't miss your chance to make it yours!

ⓘ 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 4/10 Moderate 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: $11,575
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,716
• Taxable income: $3,522
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,406/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

5 events — show timeline

• 2026-05-02 Pending — MRED as Distributed by MLS Grid
• 2026-04-15 Relisted — MRED as Distributed by MLS Grid
• 2026-03-24 Pending — MRED as Distributed by MLS Grid
• 2026-03-22 Contingent — MRED as Distributed by MLS Grid
• 2026-03-18 Listed $59,000 MRED as Distributed by MLS Grid