314 E 8th St · West Frankfort, IL 62896

$75,000

4 bd · 2.0 ba · 1,850 sqft · SingleFamily · 3 Days on market

8,680 sqft lot Est $122k · 39% under

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

Spacious brick home with strong fundamentals, flexible living space, and plenty of potential! This 4 bedroom, 2 full bathroom property offers approximately 1,850 sq ft, plus an area for office/flex room ideal for a home office, guest space, playroom, hobby room, or storage. The home also features a full basement, second floor, inground pool, corner lot, and plenty of parking. Built with classic brick construction and a solid foundation, this property has many major items already in place, including a newer metal roof, central heat and air, good windows, and no known plumbing or electrical issues. The backyard includes an inground pool with updated pool equipment, including a replaced pool p

Key facts

• Ample parking
• Central heat and air
• Full basement

Tags

• FULL BASEMENT
• INGROUND POOL
• CORNER LOT
• AMPLE PARKING
• NEWER METAL ROOF
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car); Total 1 parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Estimated living area; Approximately 1,840 total finished area with about 1,080 main level and 280 upper level
• Construction: Brick construction; Metal roof; Brick/mortar foundation; Built approximately 41–50 years ago; Property built before 1978
• Exterior features: In-ground pool; Patio; Lot dimensions approximately 62 x 140; Lot smaller than 0.25 acre

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen (13 x 11)
• Bedrooms: Three bedrooms on main level; One additional bedroom in basement (possible 4th bedroom)
• Bathrooms: Two full bathrooms; Double sink vanity
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Finished partial basement; 9 total rooms; Loft (20 x 14)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.1% 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; 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% 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 $75,000

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 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?
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: 1.86% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $122,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E 5th St	0.20mi	3/2.0 (-1)	1,617 (-13%)	0mo	$120,000	$74	64
1308 E 7th St	0.62mi	3/2.0 (-1)	1,820 (-2%)	10mo	$78,000	$43	55
1109 E Saint Louis St	0.62mi	3/2.0 (-1)	1,800 (-3%)	12mo	$119,000	$66	52
1109 E Saint Louis St	0.62mi	3/2.0 (-1)	1,800 (-3%)	12mo	$119,000	$66	52
211 E Lindell St	0.31mi	3/2.0 (-1)	1,586 (-14%)	6mo	$33,513	$21	52
211 E Lindell St	0.31mi	3/2.0 (-1)	1,586 (-14%)	6mo	$33,513	$21	52
1106 E St Louis St	0.64mi	4/2.0	1,705 (-8%)	9mo	$97,000	$57	49
1106 E St Louis St	0.64mi	4/2.0	1,705 (-8%)	9mo	$97,000	$57	49
809 N Horn St	0.70mi	4/2.0	1,960 (+6%)	12mo	$148,500	$76	47
1002 E Main St	0.67mi	3/2.0 (-1)	1,632 (-12%)	4mo	$159,900	$98	41
1406 Timothy Ln	0.73mi	3/2.0 (-1)	1,664 (-10%)	9mo	$245,000	$147	37
1406 Timothy Ln	0.73mi	3/2.0 (-1)	1,664 (-10%)	9mo	$245,000	$147	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: 17.8%
• Equity multiple: 1.72×
• Total profit: $15,103
• Equity at exit: $11,183

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $48,576
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$252 /mo · $3,021/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $426

Break-even live

Break-even rent $856

Max offer price $75,000

Occupancy floor 64%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $75,000 Active 3 DOM
2. 2026-06-17
   days on market $75,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $75,000 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: $3,021 · $252/mo
• Projected year-2 tax: $3,021 · $252/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 ≥108°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: $16,746
• − Mortgage interest: −$4,201
• − Property taxes: −$3,021
• − Insurance: −$375
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,182
• Taxable income: $4,287
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,084/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

• 2026-06-15 Listed $75,000 MRED as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2024): $3,021 · +3.8% YoY. Source: county tax records.