103 E North St · Sesser, IL 62884

$99,000

3 bd · 1.0 ba · 1,174 sqft · Other · 119 Days on market

7,000 sqft lot $84/sqft · at area comps Est $103k · at est. ↓ 7% since listing

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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 +21.1/30.0
• ARV discount +9.1/15.0
• Appreciation +6.9/10.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Key facts

• 7,000 sq ft lot
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% 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 $5k of equity ($684 loan paydown + $4k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $102,686
• List price: $99,000
• Delta: -3.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.92×
• Total profit: $25,460
• Equity at exit: $49,360

10-year hold

• IRR: 16.5%
• Equity multiple: 3.62×
• Total profit: $72,635
• Equity at exit: $80,073

Cash invested: $27,720 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $141

Break-even live

Break-even rent $835

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $197	-5% $169	+0% $141	+5% $113	+10% $85
Rent	-10% $61	-5% $101	+0% $141	+5% $181	+10% $221
Rate	-1.0pp $191	-0.5pp $166	base $141	+0.5pp $115	+1.0pp $89

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 119 DOM
2. 2026-06-21
   days on market $99,000 Active 118 DOM
3. 2026-06-18
   days on market $99,000 Active 116 DOM
4. 2026-06-17
   days on market $99,000 Active 115 DOM
5. 2026-06-16
   days on market $99,000 Active 114 DOM
6. 2026-06-15
   days on market $99,000 Active 113 DOM
7. 2026-06-13
   days on market $99,000 Active 111 DOM
8. 2026-06-12
   days on market $99,000 Active 110 DOM
9. 2026-06-09
   days on market $99,000 Active 107 DOM
10. 2026-06-08
    days on market $99,000 Active 106 DOM
11. 2026-06-07
    days on market $99,000 Active 105 DOM
12. 2026-06-05
    days on market $99,000 Active 103 DOM
13. 2026-06-04
    days on market $99,000 Active 101 DOM
14. 2026-06-02
    pricedays on market $99,000 Active 100 DOM
15. 2026-06-01
    days on market $107,000 Active 99 DOM
16. 2026-05-31
    days on market $107,000 Active 98 DOM
17. 2026-05-31
    days on market $107,000 Active 97 DOM
18. 2026-04-15
    price $107,000
19. 2026-03-06
    price $109,000
20. 2026-02-22
    listed $115,000 Active

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: +$530/yr (+$44/mo · 44.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $12,158
• − Mortgage interest: −$5,546
• − Property taxes: −$1,188
• − Insurance: −$495
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,880
• Taxable income: $104
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,667/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

-7.0% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $107,000 MRED as Distributed by MLS Grid
• 2026-03-06 Price Changed $109,000 MRED as Distributed by MLS Grid
• 2026-02-22 Listed $115,000 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $1,188 · +11.2% YoY. Source: county tax records.