108 E Elm · West Frankfort, IL 62896

$9,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 19 Days on market

Built 1930

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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

* * Selling As-Is * * Fixer-upper opportunity in West Frankfort! Property is being sold AS-IS and has not been cleaned out. Wiring has been removed from the property and the home will require repairs and updates. Great potential for investors or buyers looking for a renovation project. Year built and square footage are estimated and not guaranteed. Buyer to verify all information. * * Broker Owned * *

Key facts

• Built 1930
• Listed 19 days

Property features AI

Finance

• Financial info: Tax year 2024

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Construction materials: Unknown; Above-grade finished area approximately 900 (source: see remarks)
• Exterior features: Lot features: Other

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.
• Cap rate 77.4% 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: 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 $68 of loan paydown is wiped out by about $297 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — 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 $9,751 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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: 8.50% ✓
• Cap rate: 77.35%
• Cash-on-cash: 253.79%
• DSCR: 12.29
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $62,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 S Lincoln St	0.47mi	2/1.0	964 (+7%)	3mo	$90,000	$93	64
606 S Monroe St	0.35mi	1/1.5 (-1)	1,000 (+11%)	0mo	$70,000	$70	58
702 W Poplar St	0.55mi	2/1.0	1,000 (+11%)	2mo	$60,000	$60	54
505 W Jones St	0.40mi	2/1.0	1,000 (+11%)	12mo	$85,780	$86	52
505 W Jones St	0.40mi	2/1.0	1,000 (+11%)	12mo	$85,780	$86	52
806 S Jackson St	0.42mi	3/1.0 (+1)	1,021 (+13%)	2mo	$92,000	$90	51
512 S Mcclelland St	0.39mi	2/1.0	800 (-11%)	16mo	$17,000	$21	50
610 S Jackson St	0.33mi	3/1.0 (+1)	768 (-15%)	9mo	$35,475	$46	48
610 S Jackson St	0.33mi	3/1.0 (+1)	768 (-15%)	9mo	$35,475	$46	48
308 W 5th St	0.56mi	2/1.0	1,035 (+15%)	2mo	$71,000	$69	47
307 W 7th St	0.67mi	2/1.0	1,008 (+12%)	10mo	$48,000	$48	40
307 W 7th St	0.67mi	2/1.0	1,008 (+12%)	10mo	$48,000	$48	40

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: —
• Equity multiple: 13.90×
• Total profit: $35,753
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 29.60×
• Total profit: $79,289
• Equity at exit: $856

Cash invested: $2,772 (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: 1.0×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $586

Break-even live

Break-even rent $100

Max offer price $9,900

Occupancy floor 25%

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: $2,475
• Closing costs: $297
• 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	43d	1	0.84mi
5 Razer Dr Unit 1 West Frankfort, IL	2.0	1.5	1100	$900	$0.82	43d	1	0.92mi

Listing history 13 events

1. 2026-06-16
   status $9,900 Pending 19 DOM
2. 2026-06-15
   days on market $9,900 Active 19 DOM
3. 2026-06-13
   days on market $9,900 Active 17 DOM
4. 2026-06-12
   days on market $9,900 Active 16 DOM
5. 2026-06-09
   days on market $9,900 Active 13 DOM
6. 2026-06-08
   days on market $9,900 Active 12 DOM
7. 2026-06-07
   days on market $9,900 Active 11 DOM
8. 2026-06-04
   days on market $9,900 Active 7 DOM
9. 2026-06-02
   days on market $9,900 Active 6 DOM
10. 2026-06-01
    days on market $9,900 Active 5 DOM
11. 2026-05-31
    days on market $9,900 Active 4 DOM
12. 2026-05-31
    days on market $9,900 Active 3 DOM
13. 2026-05-27
    listed $9,900 Active

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $272 · $23/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 · 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: $10,100
• − Mortgage interest: −$555
• − Property taxes: −$272
• − Insurance: −$50
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$288
• Taxable income: $7,320
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $5,278/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

• 2026-05-27 Listed $9,900 MARIS as Distributed by MLS Grid

Property tax history

-10.9%/yr

Latest (2024): $272 · +21.0% YoY. Source: county tax records.