1401 E St Louis St · West Frankfort, IL 62896

$89,500

3 bd · 2.0 ba · 1,820 sqft · SingleFamily · 54 Days on market

Built 1974 10,018 sqft lot $49/sqft · 16% below area Est $106k · 16% 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 +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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 is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

Key facts

• 0.23 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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, amenities F, commute 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.
• Zoned schools: Denning Elementary School (467 students, 0% FRL); Central Jr High School (math 4% / reading 24%, grade F, #529 of 665 statewide, top 80%, 219 students, 0% FRL); Frankfort Comm High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 434 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1974 — 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. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.04%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $106,052
• List price: $89,500
• Delta: -15.61%
• 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
1308 E 7th St	0.31mi	3/2.0	1,820 (0%)	10mo	$78,000	$43	77
1506 E Oak St	0.28mi	4/2.0 (+1)	1,825 (+0%)	8mo	$126,000	$69	75
1509 E 4th St	0.17mi	3/2.0	1,644 (-10%)	4mo	$56,700	$34	73
1303 E 4th St	0.15mi	2/3.0 (-1)	1,700 (-7%)	1mo	$50,000	$29	72
601 S Binkley St	0.50mi	3/2.0	1,875 (+3%)	2mo	$160,650	$86	70
1106 E St Louis St	0.17mi	4/2.0 (+1)	1,705 (-6%)	9mo	$97,000	$57	69
1106 E St Louis St	0.17mi	4/2.0 (+1)	1,705 (-6%)	9mo	$97,000	$57	69
1504 E Oak St	0.27mi	3/2.0	1,645 (-10%)	7mo	$160,000	$97	66
1002 E Main St	0.31mi	3/2.0	1,632 (-10%)	4mo	$159,900	$98	65
1406 Timothy Ln	0.58mi	3/2.0	1,664 (-9%)	9mo	$245,000	$147	51
1406 Timothy Ln	0.58mi	3/2.0	1,664 (-9%)	9mo	$245,000	$147	51
306 E 5th St	0.73mi	3/2.0	1,617 (-11%)	1mo	$120,000	$74	47

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $12,172
• Equity at exit: $13,345

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $45,003
• Equity at exit: $7,738

Cash invested: $25,060 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $419

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 63%

Sensitivity live

Price	-10% $480	-5% $449	+0% $419	+5% $388	+10% $357
Rent	-10% $315	-5% $367	+0% $419	+5% $470	+10% $522
Rate	-1.0pp $464	-0.5pp $441	base $419	+0.5pp $395	+1.0pp $372

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $89,500 Active 54 DOM
2. 2026-06-21
   days on market $89,500 Active 53 DOM
3. 2026-06-18
   days on market $89,500 Active 51 DOM
4. 2026-06-17
   days on market $89,500 Active 50 DOM
5. 2026-06-16
   days on market $89,500 Active 49 DOM
6. 2026-06-15
   days on market $89,500 Active 48 DOM
7. 2026-06-13
   days on market $89,500 Active 46 DOM
8. 2026-06-12
   days on market $89,500 Active 45 DOM
9. 2026-06-09
   days on market $89,500 Active 42 DOM
10. 2026-06-08
    days on market $89,500 Active 41 DOM
11. 2026-06-07
    days on market $89,500 Active 40 DOM
12. 2026-06-04
    days on market $89,500 Active 36 DOM
13. 2026-06-02
    days on market $89,500 Active 35 DOM
14. 2026-06-01
    days on market $89,500 Active 34 DOM
15. 2026-05-31
    days on market $89,500 Active 33 DOM
16. 2026-05-31
    days on market $89,500 Active 32 DOM
17. 2026-05-07
    status Pending 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

18. 2026-05-07
    historical Contingent - Continue to Show 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

19. 2026-04-30
    status Active 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

20. 2026-04-19
    historical Contingent - Continue to Show 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

21. 2026-04-15
    listed $89,500 Active 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

22. 2026-04-09
    historical 151-char remark

    Show marketing remark (151 chars)

    This home is currently being cleaned out and will be for sale asap with all photos and information. 3 bedroom, 2 bath and 2 car garage on a corner lot.

ⓘ 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: $15,752
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,604
• Taxable income: $3,825
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,104/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

6 events — show timeline

• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Contingent — MRED as Distributed by MLS Grid
• 2026-04-30 Relisted — MRED as Distributed by MLS Grid
• 2026-04-19 Contingent — MRED as Distributed by MLS Grid
• 2026-04-15 Listed $89,500 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $51 · -0.9% YoY. Source: county tax records.