205 E Saint Louis St · West Frankfort, IL 62896

$19,900

2 bd · 1.0 ba · 1,135 sqft · Other · 35 Days on market

Built 1949 ↓ 40% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

Key facts

• Built 1949
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.1% vs local median 5.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y ago; this cycle's ask is 2464% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.44% ✓
• Cap rate: 40.13%
• Cash-on-cash: 120.85%
• DSCR: 6.38
• GRM: 1.9

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: —
• Equity multiple: 6.84×
• Total profit: $32,527
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 14.35×
• Total profit: $74,397
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.9×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $561

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 32%

Sensitivity live

Price	-10% $575	-5% $568	+0% $561	+5% $554	+10% $547
Rent	-10% $491	-5% $526	+0% $561	+5% $596	+10% $631
Rate	-1.0pp $571	-0.5pp $566	base $561	+0.5pp $556	+1.0pp $551

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 E Poplar St West Frankfort, IL	3.0	1.0	1200	$900	$0.75	44d	1	0.16mi
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	44d	1	0.70mi
5 Razer Dr Unit 1 West Frankfort, IL	2.0	1.5	1100	$900	$0.82	44d	1	0.94mi

Listing history 44 events

1. 2026-06-16
   days on market $19,900 Active 35 DOM
2. 2026-06-15
   days on market $19,900 Active 34 DOM
3. 2026-06-13
   days on market $19,900 Active 32 DOM
4. 2026-06-12
   days on market $19,900 Active 31 DOM
5. 2026-06-09
   days on market $19,900 Active 28 DOM
6. 2026-06-08
   days on market $19,900 Active 27 DOM
7. 2026-06-07
   days on market $19,900 Active 26 DOM
8. 2026-06-04
   days on market $19,900 Active 22 DOM
9. 2026-06-02
   days on market $19,900 Active 21 DOM
10. 2026-06-01
    days on market $19,900 Active 20 DOM
11. 2026-05-31
    days on market $19,900 Active 19 DOM
12. 2026-05-31
    days on market $19,900 Active 18 DOM
13. 2026-05-12
    listed $19,900 Active 625-char remark
14. 2025-11-06
    historical $776
15. 2025-06-24
    listed $776
16. 2024-04-23
    historical $776
17. 2024-04-12
    listed $776
18. 2024-04-10
    historical $776
19. 2024-04-05
    listed $776
20. 2024-04-05
    historical $776
21. 2024-04-04
    listed $776
22. 2024-04-04
    historical $776
23. 2024-03-13
    listed $776
24. 2024-03-13
    historical $776
25. 2024-01-18
    historical $776
26. 2024-01-18
    listed $776
27. 2024-01-09
    listed
28. 2023-12-03
    historical
29. 2023-12-03
    listed
30. 2023-11-07
    historical
31. 2023-11-05
    listed
32. 2023-10-15
    historical
33. 2023-10-09
    listed
34. 2023-09-13
    historical
35. 2023-09-11
    listed
36. 2023-08-23
    historical
37. 2023-07-13
    listed
38. 2022-09-21
    soldstatus $19,000 427-char remark

    Show marketing remark (427 chars)

    This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

39. 2022-09-21
    soldstatus $19,000 Closed 427-char remark

    Show marketing remark (427 chars)

    This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

40. 2022-09-07
    historical Under Contract 427-char remark

    Show marketing remark (427 chars)

    This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

41. 2022-08-31
    listed $19,900 427-char remark

    Show marketing remark (427 chars)

    This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

42. 2022-08-31
    listed $19,900 Active 427-char remark

    Show marketing remark (427 chars)

    This home has generous room sizes and so much potential! It has had exterior updates including, vinyl siding, windows, roof, 6' chainlink fence, back storm door, and front and back entrance doors, & hot water heater. The inside has original hardwood throughout most of the house. Could be a showstopper! This home is a first time homebuyer or an investors dream, cheap, just needs updated and some TLC. MOTIVATED SELLER

43. 2005-11-30
    soldstatus $30,000

    Show marketing remark (53 chars)

    Heat, air and siding in 1998. Has a termite contract.

44. 2005-08-10
    listed $31,500

    Show marketing remark (53 chars)

    Heat, air and siding in 1998. Has a termite contract.

ⓘ 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 · 21 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: $10,612
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$579
• Taxable income: $6,823
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $5,096/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

-39.7% since first listed

31 events — show timeline

• 2025-11-06 Rental Removed $776 Hemlane
• 2025-06-24 Listed for Rent $776 Hemlane
• 2024-04-23 Rental Removed $776 Avail
• 2024-04-12 Listed for Rent $776 Avail
• 2024-04-10 Rental Removed $776 APPFOLIO
• 2024-04-05 Listed for Rent $776 APPFOLIO
• 2024-04-05 Rental Removed $776 Avail
• 2024-04-04 Listed for Rent $776 Avail
• 2024-04-04 Rental Removed $776 APPFOLIO
• 2024-03-13 Listed for Rent $776 APPFOLIO
• 2024-03-13 Rental Removed $776 APPFOLIO
• 2024-01-18 Rental Removed $776 Avail
• 2024-01-18 Listed for Rent $776 APPFOLIO
• 2024-01-09 Listed for Rent — Avail
• 2023-12-03 Rental Removed — Avail
• 2023-12-03 Listed for Rent — Avail
• 2023-11-07 Rental Removed — Avail
• 2023-11-05 Listed for Rent — Avail
• 2023-10-15 Rental Removed — Avail
• 2023-10-09 Listed for Rent — Avail
• 2023-09-13 Rental Removed — Avail
• 2023-09-11 Listed for Rent — Avail
• 2023-08-23 Rental Removed — Avail
• 2023-07-13 Listed for Rent — Avail
• 2022-09-21 Sold (MLS) $19,000 RMLSA as Distributed by MLS Grid
• 2022-09-21 Sold (MLS) $19,000 MRED as Distributed by MLS Grid
• 2022-09-07 Contingent — RMLSA as Distributed by MLS Grid
• 2022-08-31 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2022-08-31 Listed $19,900 MRED as Distributed by MLS Grid
• 2005-11-30 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2005-08-10 Listed $31,500 RMLSA as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2024): $2,538 · +3.1% YoY. Source: county tax records.