1615 E Saint Louis St · West Frankfort, IL 62896

$75,000

3 bd · 2.0 ba · 1,400 sqft · Other · 9 Days on market

Built 1988 7,260 sqft lot $54/sqft · at area comps Est $73k · at est.

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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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• ARV discount +6.1/15.0
• 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

Welcome home to this charming 3-bedroom, 2-bath home in the desirable West Frankfort Heights area! With a spacious open-concept layout connecting the living, dining, and kitchen areas, this home is perfect for entertaining or cozy nights in. Imagine gathering around the fireplace in the living room or hosting game night in a space that has room for everyone. The kitchen boasts an abundance of cabinets and storage, so bring all the gadgets! Retreat to the generously sized master suite, complete with French doors leading to a relaxing garden tub—your own private oasis after a long day. The other bedrooms are roomy too, ready for family, guests, or even a home office. Step outside to enjoy the back deck for BBQs or lazy weekends, plus there’s a carport and storage shed for all your extras. Conveniently located near local schools, parks, and amenities—this one checks all the boxes. Don’t wait—your next chapter starts here! Call today for a showing!

Key facts

• French doors
• Back deck
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• FIREPLACE IN LIVING ROOM
• ABUNDANCE OF CABINETS
• FRENCH DOORS
• GARDEN TUB
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $75k).
• Cap rate 8.5% vs local median 5.8% 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 $519 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 $12k; list at $75k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $75,000

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. 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?
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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $72,673
• List price: $75,000
• Delta: 3.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-3,391
• Equity at exit: $11,183

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $8,363
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $137

Break-even live

Break-even rent $655

Max offer price $75,000

Occupancy floor 78%

Sensitivity live

Price	-10% $180	-5% $159	+0% $137	+5% $116	+10% $95
Rent	-10% $72	-5% $105	+0% $137	+5% $170	+10% $203
Rate	-1.0pp $175	-0.5pp $156	base $137	+0.5pp $118	+1.0pp $98

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	44d	1	0.32mi
403 E Poplar St West Frankfort, IL	3.0	1.0	1200	$900	$0.75	44d	1	0.84mi

Listing history 36 events

1. 2026-06-21
   days on market $75,000 Active 9 DOM
2. 2026-06-18
   days on market $75,000 Active 7 DOM
3. 2026-06-17
   days on market $75,000 Active 6 DOM
4. 2026-06-16
   days on market $75,000 Active 5 DOM
5. 2026-06-15
   days on market $75,000 Active 4 DOM
6. 2026-06-13
   days on market $75,000 Active 2 DOM
7. 2026-06-12
   days on marketlisting id $75,000 Active 1 DOM
8. 2026-06-09
   days on market $75,000 Active 131 DOM
9. 2026-06-08
   days on market $75,000 Active 130 DOM
10. 2026-06-07
    days on market $75,000 Active 129 DOM
11. 2026-06-04
    days on market $75,000 Active 125 DOM
12. 2026-06-02
    days on market $75,000 Active 124 DOM
13. 2026-06-01
    days on market $75,000 Active 123 DOM
14. 2026-05-31
    days on market $75,000 Active 122 DOM
15. 2026-05-31
    days on market $75,000 Active 121 DOM
16. 2026-01-28
    historical
17. 2026-01-16
    status Active
18. 2026-01-14
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-04-25
    listed Active
23. 2025-04-14
    listed $75,000 Active 988-char remark

    Show marketing remark (988 chars)

    Welcome home to this charming 3-bedroom, 2-bath home in the desirable West Frankfort Heights area! With a spacious open-concept layout connecting the living, dining, and kitchen areas, this home is perfect for entertaining or cozy nights in. Imagine gathering around the fireplace in the living room or hosting game night in a space that has room for everyone. The kitchen boasts an abundance of cabinets and storage, so bring all the gadgets! Retreat to the generously sized master suite, complete with French doors leading to a relaxing garden tub—your own private oasis after a long day. The other bedrooms are roomy too, ready for family, guests, or even a home office. Step outside to enjoy the back deck for BBQs or lazy weekends, plus there’s a carport and storage shed for all your extras. Conveniently located near local schools, parks, and amenities—this one checks all the boxes. Don’t wait—your next chapter starts here! Call today for a showing!

24. 2025-04-11
    historical
25. 2025-04-11
    historical
26. 2025-04-03
    price
27. 2025-02-15
    price
28. 2025-01-08
    listed Active
29. 2021-08-06
    historical
30. 2021-08-06
    historical
31. 2020-06-19
    soldstatus $12,500
32. 2020-06-19
    soldstatus $12,500
33. 2020-02-26
    listed $25,000
34. 2020-02-26
    listed $25,000
35. 2019-08-02
    historical
36. 2018-08-02
    historical

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,410 · $117/mo
• Expected delta: +$293/yr (+$24/mo · 26.2%)

ⓘ 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 ≥108°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: $9,950
• − Mortgage interest: −$4,201
• − Property taxes: −$1,117
• − Insurance: −$375
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,182
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $1,533/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

+200.0% since first listed

21 events — show timeline

• 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
• 2025-04-25 Listed — RMLSA as Distributed by MLS Grid
• 2025-04-14 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2025-04-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-01-08 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-06-19 Sold (MLS) $12,500 MRED as Distributed by MLS Grid
• 2020-06-19 Sold (MLS) $12,500 RMLSA as Distributed by MLS Grid
• 2020-02-26 Listed $25,000 MRED as Distributed by MLS Grid
• 2020-02-26 Listed $25,000 RMLSA as Distributed by MLS Grid
• 2019-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-02 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $1,117 · +3.1% YoY. Source: county tax records.