5751 Orient Blacktop · Orient, IL 62812

$60,000

3 bd · 1.0 ba · 3,280 sqft · Other · 9 Days on market

Good condition 1.20 ac lot ↓ 37% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

Key facts

• Open spaces
• Paved road
• Grand living area

Tags

• FULLY FINISHED BASEMENT
• USABLE SPACE
• PAVED ROAD
• 1 ACRE
• OPEN SPACES
• GRAND LIVING AREA

Property features AI

Finance

• Other: Property located in unincorporated area; Living area is estimated; Built before 1978
• HOA & community: No master association fees required

Exterior

• Parking: Parking lot
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Disability accessible
• Construction: Built 51–60 years ago; Vinyl siding and brick exterior; Metal roof; Block foundation
• Exterior features: Corner lot; Lot dimensions approximately 208 x 257

Interior

• Kitchen: Kitchen located in the basement (approx. 12 x 10)
• Bedrooms: Master bedroom (main level) approximately 10 x 12; Two additional main-level bedrooms each approximately 10 x 12; Third bedroom listed (no dimensions provided)
• Bathrooms: Two half baths
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Four total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 56/100 on livability (#1,188 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Central Jr High School (math 4% / reading 24%, grade F, #529 of 665 statewide, top 80%, 219 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 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 $415 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• 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 $60,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F 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: 2.02% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.29%
• DSCR: 2.26
• GRM: 4.1

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $15,611
• Equity at exit: $8,946

10-year hold

• IRR: 30.7%
• Equity multiple: 3.77×
• Total profit: $46,516
• Equity at exit: $5,188

Cash invested: $16,800 (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 62812

• Active inventory: 73
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $396

Break-even live

Break-even rent $711

Max offer price $60,000

Occupancy floor 62%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   status $60,000 Pending 9 DOM
2. 2026-06-07
   days on market $60,000 Active 9 DOM
3. 2026-06-04
   days on market $60,000 Active 5 DOM
4. 2026-06-02
   days on market $60,000 Active 4 DOM
5. 2026-06-01
   days on market $60,000 Active 3 DOM
6. 2026-05-31
   days on market $60,000 Active 2 DOM
7. 2026-05-29
   listed $60,000 Active
8. 2026-02-13
   soldstatus $65,000 Closed 1085-char remark

   Show marketing remark (1085 chars)

   Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

9. 2026-02-13
   historical

   Show marketing remark (1085 chars)

   Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

10. 2026-01-18
    status Active
11. 2026-01-07
    status Pending 1085-char remark

    Show marketing remark (1085 chars)

    Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

12. 2026-01-06
    historical
13. 2026-01-02
    listed $95,000 Active 1085-char remark

    Show marketing remark (1085 chars)

    Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

14. 2026-01-02
    listed Active

    Show marketing remark (1085 chars)

    Discover an incredible opportunity with this spacious 3,280 sq ft former church, complete with an additional 3,280 sq ft fully finished basement, offering over 6,500 sq ft of usable space to transform into the home of your dreams. Whether you're envisioning an expansive single-family residence, a unique live-work setup, or a multi-purpose retreat, this property gives you the freedom and square footage to make it happen. Sitting on 1 acre along a paved road between Benton and West Frankfort, the location offers the perfect blend of privacy, convenience, and small-town charm. The main level features soaring open spaces, ideal for creating a grand living area, studio, or custom layout tailored to your lifestyle. The fully finished basement adds even more flexibility-perfect for bedrooms, recreation areas, storage, or additional living quarters. With its solid structure, generous footprint, and peaceful rural setting, this property is a rare find with endless potential. Bring your vision and turn this remarkable building into a one-of-a-kind home for you and your family.

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $2,660 · $222/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 1/10 Low
• 🌡 Heat 5/10 Major 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: $14,543
• − Mortgage interest: −$3,361
• − Property taxes: −$2,660
• − Insurance: −$300
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,745
• Taxable income: $4,149
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $3,757/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.

Condition & rehab AI · 5 photos

Good 75/100 Moderate rehab

This former church offers a spacious 3,280 sq ft main level and a fully finished 3,280 sq ft basement, totaling over 6,500 sq ft of usable space. The property is in good condition with minimal repairs needed, making it a great opportunity for renovation into a unique single-family residence or multi-purpose retreat.

Repairs flagged

• Minor roof — No visible damage
• Minor exterior — No visible damage
• Minor HVAC/mechanicals — No visible damage

Value-add opportunities

• Both Landscaping — Enhances curb appeal and value
• Both Interior paint — Fresh paint improves aesthetics and value
• Both HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage	Minor	$500–3,000
exterior · No visible damage	Minor	$500–3,000
HVAC/mechanicals · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and value ↑
• Both Interior paint — Fresh paint improves aesthetics and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Orient

• Score: 56/100
• State rank: #1188
• US rank: #22445

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 407
• Population (ZIP): 11,441

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 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: ▼ -87.17%
• Current HPI: 109.0501
• 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

-36.8% since first listed

8 events — show timeline

• 2026-05-29 Listed $60,000 MRED as Distributed by MLS Grid
• 2026-02-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-07 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Listed — MRED as Distributed by MLS Grid
• 2026-01-02 Listed $95,000 MRED as Distributed by MLS Grid