205 W Saint Louis St · West Frankfort, IL 62896

$25,000

1 bd · 2.0 ba · 1,135 sqft · SingleFamily · 251 Days on market

Built 1950 7,840 sqft lot $22/sqft · 55% below area

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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
• 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

Investment Opportunity Alert! Check out this fantastic property! This 2 bed, 1 bath home offers an 1135 sqft and is just waiting for your personal touch. While it needs some TLC, its priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: West Frankfort Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] Cash buyers only $500.00 EMD 7 day inspection 30 days to close

Key facts

• 7,840 sq ft lot
• Built 1950
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1950 — 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: 3.43% ✓
• Cap rate: 30.50%
• Cash-on-cash: 86.44%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (median comp): $55,709
• List price: $25,000
• Delta: -55.12%
• 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
504 W Poplar St	0.26mi	2/1.5 (+1)	1,050 (-8%)	2mo	$55,000	$52	67
308 W 5th St	0.21mi	2/1.0 (+1)	1,035 (-9%)	2mo	$71,000	$69	65
811 N Taft St	0.53mi	2/1.0 (+1)	1,092 (-4%)	7mo	$89,900	$82	54
811 N Taft St	0.53mi	2/1.0 (+1)	1,092 (-4%)	7mo	$89,900	$82	54
702 W Poplar St	0.37mi	2/1.0 (+1)	1,000 (-12%)	2mo	$60,000	$60	52
1203 W Oak St	0.69mi	2/1.0 (+1)	1,170 (+3%)	4mo	$8,000	$7	50
802 S Jefferson St	0.71mi	2/1.0 (+1)	1,190 (+5%)	1mo	$90,000	$76	49
307 W 7th St	0.33mi	2/1.0 (+1)	1,008 (-11%)	10mo	$48,000	$48	48
307 W 7th St	0.33mi	2/1.0 (+1)	1,008 (-11%)	10mo	$48,000	$48	48
606 S Monroe St	0.69mi	1/1.5	1,000 (-12%)	0mo	$70,000	$70	46
211 N Washington Blvd	0.58mi	2/1.0 (+1)	1,070 (-6%)	12mo	$87,000	$81	45
804 E Clark St	0.74mi	2/2.0 (+1)	1,274 (+12%)	3mo	$87,000	$68	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 87.0%
• Equity multiple: 5.01×
• Total profit: $28,077
• Equity at exit: $3,728

10-year hold

• IRR: 90.0%
• Equity multiple: 10.41×
• Total profit: $65,856
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $504

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 36%

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: $6,250
• Closing costs: $750
• 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	43d	1	0.73mi
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	43d	1	0.91mi

Listing history 15 events

1. 2026-06-18
   days on market $25,000 Active 251 DOM
2. 2026-06-17
   days on market $25,000 Active 250 DOM
3. 2026-06-16
   days on market $25,000 Active 249 DOM
4. 2026-06-15
   days on market $25,000 Active 248 DOM
5. 2026-06-13
   days on market $25,000 Active 246 DOM
6. 2026-06-12
   days on market $25,000 Active 245 DOM
7. 2026-06-09
   days on market $25,000 Active 242 DOM
8. 2026-06-08
   days on market $25,000 Active 241 DOM
9. 2026-06-07
   days on market $25,000 Active 240 DOM
10. 2026-06-04
    days on market $25,000 Active 236 DOM
11. 2026-06-02
    days on market $25,000 Active 235 DOM
12. 2026-06-01
    days on market $25,000 Active 234 DOM
13. 2026-05-31
    days on market $25,000 Active 233 DOM
14. 2026-05-31
    days on market $25,000 Active 232 DOM
15. 2025-10-10
    listed $25,000 Active 585-char remark

    Show marketing remark (585 chars)

    Investment Opportunity Alert! Check out this fantastic property! This 2 bed, 1 bath home offers an 1135 sqft and is just waiting for your personal touch. While it needs some TLC, its priced to sell fast, making it a perfect candidate for a fix and flip or a project home! Dont Miss Out! With plenty of potential, this home is ready for your creative vision! Location: West Frankfort Opportunity: Unlimited! For more details or to schedule a viewing, contact: Joan Olson: 727-263-3034 | [email protected] Cash buyers only $500.00 EMD 7 day inspection 30 days to close

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $10,284
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$727
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $4,608/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

1 event — show timeline

• 2025-10-10 Listed $25,000 ForSaleByOwner.com

Property tax history

+0.3%/yr

Latest (2024): $38 · -0.9% YoY. Source: county tax records.