1310 E Poplar St · West Frankfort, IL 62896

$49,900

2 bd · 1.0 ba · 1,350 sqft · SingleFamily · 3 Days on market

Built 1945 10,220 sqft lot

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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

Home is much larger than it looks from the street. Nice corner lot. Living and family room, large eat in kitchen. Closets for bedroom are in hallway. Carpeting has been removed from family room and bedrooms. partially fenced yard, and storage shed. Buyers are welcome to inspect, but seller offering as is. Lot size, age of home and sq ft are estimates.

Key facts

• Large eat in kitchen
• Storage shed
• Corner lot

Tags

• CORNER LOT
• LARGE EAT IN KITCHEN
• PARTIALLY FENCED YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Frame construction with vinyl siding; Block foundation; Built approximately 81–90 years ago; Built before 1978
• Exterior features: Fenced yard; Corner lot

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Hardwood in living room; Laminate in kitchen; Other flooring in bedrooms, family room, and master bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Five 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 $50k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $50k).
• Cap rate 12.3% 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, 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; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.
• Current owner paid $23k; list at $50k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1945 — 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 $49,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 E Elm St	0.23mi	2/2.0	1,340 (-1%)	2mo	$179,000	$134	83
1001 E Oak St	0.29mi	3/1.0 (+1)	1,325 (-2%)	2mo	$67,000	$51	76
810 E Main St	0.36mi	3/1.5 (+1)	1,363 (+1%)	3mo	$143,000	$105	72
201 N Day St	0.08mi	3/2.0 (+1)	1,514 (+12%)	1mo	$170,000	$112	66
601 S Cherry St	0.40mi	1/1.0 (-1)	1,440 (+7%)	3mo	$171,500	$119	63
804 E Clark St	0.45mi	2/2.0	1,274 (-6%)	3mo	$87,000	$68	63
802 E Charles St	0.45mi	2/1.0	1,200 (-11%)	4mo	$95,000	$79	57
809 S Odle St	0.67mi	3/1.0 (+1)	1,300 (-4%)	2mo	$82,900	$64	56
1514 E Cleveland St	0.51mi	3/1.0 (+1)	1,257 (-7%)	5mo	$157,000	$125	55
708 E St. Louis St	0.44mi	3/1.0 (+1)	1,500 (+11%)	1mo	$99,000	$66	55
109 S Horrell Ave	0.71mi	2/1.5	1,200 (-11%)	9mo	$135,000	$113	39
109 S Horrell Ave	0.71mi	2/1.5	1,200 (-11%)	9mo	$135,000	$113	39

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $7,852
• Equity at exit: $7,440

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $27,494
• Equity at exit: $4,314

Cash invested: $13,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $249

Break-even live

Break-even rent $511

Max offer price $49,900

Occupancy floor 65%

Sensitivity live

Price	-10% $278	-5% $264	+0% $249	+5% $235	+10% $221
Rent	-10% $184	-5% $217	+0% $249	+5% $282	+10% $315
Rate	-1.0pp $275	-0.5pp $262	base $249	+0.5pp $237	+1.0pp $223

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 N Cochran St West Frankfort, IL	2.0	1.0	960	$795	$0.83	44d	1	0.21mi
403 E Poplar St West Frankfort, IL	3.0	1.0	1200	$900	$0.75	44d	1	0.62mi

Listing history 3 events

1. 2026-06-21
   days on market $49,900 Active 3 DOM
2. 2026-06-18
   remarks 283-char remark
3. 2026-06-18
   listed $49,900 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: $1,451 · $121/mo
• Projected year-2 tax: $1,451 · $121/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 ≥107°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: $9,916
• − Mortgage interest: −$2,795
• − Property taxes: −$1,451
• − Insurance: −$250
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$1,452
• Taxable income: $2,383
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $2,422/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

+14.7% since first listed

8 events — show timeline

• 2026-06-17 Listed $49,900 MRED as Distributed by MLS Grid
• 2024-05-29 Sold (MLS) $23,000 MRED as Distributed by MLS Grid
• 2024-05-29 Sold (MLS) $23,000 RMLSA as Distributed by MLS Grid
• 2024-05-08 Contingent — RMLSA as Distributed by MLS Grid
• 2024-04-29 Price Changed $32,500 RMLSA as Distributed by MLS Grid
• 2024-02-29 Price Changed $37,500 RMLSA as Distributed by MLS Grid
• 2023-11-21 Listed $32,500 MRED as Distributed by MLS Grid
• 2023-11-21 Listed $43,500 RMLSA as Distributed by MLS Grid

Property tax history

+15.7%/yr

Latest (2024): $1,451 · +4.7% YoY. Source: county tax records.