903 S Walnut St · Sesser, IL 62884

$65,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 7 Days on market

Built 1920 0.32 ac lot Est $57k · 14% over

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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
• ARV discount +1.2/15.0

Listing remarks

Cute 2 bedroom bungalow with vinyl siding, eat-in kitchen, detached carport, shed and includes vacant lot next door.

Key facts

• 0.32 acre lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Directions: From Franklin Street, go south on Walnut 9 blocks; Possession at closing; Earnest money is held
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage with gravel driveway; Space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Home built over 100 years ago; Vinyl siding
• Construction: Vinyl siding construction; Built before 1978
• Exterior features: Lot dimensions approximately 100 x 140; Lot size about 0.25–0.49 acre; Located in unincorporated area

Interior

• Kitchen: Kitchen on main level; Vinyl flooring in kitchen
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on main level
• Flooring: Carpet in living room; Vinyl flooring in kitchen; Other flooring in master bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Estimated 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $65k).

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 ($449 loan paydown + $3k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.37% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $57,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 S Park St	0.39mi	2/1.0	1,000 (0%)	8mo	$100,000	$100	75
508 S Park St	0.39mi	2/1.0	1,000 (0%)	8mo	$100,000	$100	75
708 S Broadway St	0.16mi	3/1.0 (+1)	1,100 (+10%)	5mo	$90,000	$82	67
612 S Broadway St	0.22mi	3/1.0 (+1)	950 (-5%)	23mo	$44,900	$47	58
707 S Cockrum St	0.17mi	1/1.0 (-1)	850 (-15%)	8mo	$23,500	$28	55
707 S Cockrum St	0.17mi	1/1.0 (-1)	850 (-15%)	8mo	$23,500	$28	55
402 S Clay St	0.52mi	2/1.0	882 (-12%)	10mo	$50,000	$57	48
402 S Clay St	0.52mi	2/1.0	882 (-12%)	10mo	$50,000	$57	48
501 W Murray St	0.60mi	2/1.0	916 (-8%)	13mo	$124,900	$136	47
210 W Matthew St	0.61mi	2/1.5	1,100 (+10%)	22mo	$134,000	$122	34
106 E Callie St	0.72mi	2/1.0	1,120 (+12%)	16mo	$44,275	$40	33
106 E Callie St	0.72mi	2/1.0	1,120 (+12%)	16mo	$44,275	$40	33

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: 27.6%
• Equity multiple: 2.63×
• Total profit: $29,727
• Equity at exit: $32,408

10-year hold

• IRR: 27.4%
• Equity multiple: 5.16×
• Total profit: $75,736
• Equity at exit: $52,573

Cash invested: $18,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $297

Break-even live

Break-even rent $514

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $334	-5% $315	+0% $297	+5% $279	+10% $260
Rent	-10% $227	-5% $262	+0% $297	+5% $332	+10% $367
Rate	-1.0pp $330	-0.5pp $314	base $297	+0.5pp $280	+1.0pp $263

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $65,000 Active 7 DOM
2. 2026-06-18
   days on market $65,000 Active 5 DOM
3. 2026-06-17
   days on market $65,000 Active 4 DOM
4. 2026-06-16
   days on market $65,000 Active 3 DOM
5. 2026-06-15
   days on market $65,000 Active 2 DOM
6. 2026-06-13
   remarks 116-char remark
7. 2026-06-13
   listed $65,000 Active 1 DOM

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$508/yr (+$42/mo · 110.5%)

ⓘ 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 4/10 Moderate 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: $10,683
• − Mortgage interest: −$3,641
• − Property taxes: −$460
• − Insurance: −$325
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$1,891
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $2,927/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

• 2026-06-12 Listed $65,000 MRED as Distributed by MLS Grid
• 2025-05-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-11 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-13 Contingent — RMLSA as Distributed by MLS Grid
• 2024-05-01 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-8.8%/yr

Latest (2021): $460 · +3.3% YoY. Source: county tax records.