900 N Park St · Sesser, IL 62884

$89,900

2 bd · 1.5 ba · 1,000 sqft · SingleFamily · 36 Days on market

Built 1953 0.29 ac lot $90/sqft · 16% above area Est $77k · 16% over

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Why this score? — see what drove the C- 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 +22.7/30.0
• DSCR +7.3/10.0
• Appreciation +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.3/15.0

Listing remarks

Charming 2-bedroom, 1.5-bath home offering approximately 1,000 square feet of comfortable living space on a beautifully landscaped corner lot just minutes from Rend Lake. Located on the edge of town, this property offers a peaceful setting with mature trees, flowering plants, shrubs, and thoughtful landscaping. Inside, you'll find a spacious living area with vinyl flooring, natural light, and a moveable fireplace that adds warmth and character to the home. The master bedroom offers a 1/2 bath with the space to be a full. The covered front porch provides the perfect place to relax and enjoy the surroundings. The property also features a detached outbuilding/shed with an attached 2-car carpo

Key facts

• Covered front porch
• Detached outbuilding
• Flowering plants

Tags

• LANDSCAPED CORNER LOT
• MATURE TREES
• FLOWERING PLANTS
• DETACHED OUTBUILDING
• COVERED FRONT PORCH
• PARTIALLY FINISHED AREA

Property features AI

Finance

• Other: Property is in an unincorporated area; Directions: From 154 to North Park Street; property on the corner of W Lottie St.
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Driveway parking with space for 4 vehicles; Other parking noted
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Vinyl siding and cedar exterior; Estimated age: 71–80 years; Built before 1978; Not rebuilt or recently rehabbed
• Exterior features: Corner lot (approx. 101 x 124); Lot roughly 0.25–0.49 acre; Disability access

Interior

• Kitchen: Kitchen on main level (16 x 14); Vinyl flooring in kitchen
• Bedrooms: 2 bedrooms; Master bedroom on main level (18 x 12); Additional bedroom on main level (15 x 12); Additional bedrooms listed (counts to 2 total)
• Flooring: Vinyl flooring in living room and kitchen; Carpet in master bedroom
• Bathrooms: 1 full bath; 1 half bath (attached to master bedroom)
• Heating & cooling: Electric baseboard heating; Window air conditioning units
• Interior features: Partially finished full basement; 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (1.0% below list).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#722 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Sesser-Valier CUSD 196 (rural): math 21% / reading 24% proficiency, ranked #389 of 620 in IL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.9% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1953 — 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. 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: 0.99% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $77,486
• List price: $89,900
• Delta: 16.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Locust St	0.21mi	2/1.0	964 (-4%)	12mo	$31,075	$32	72
609 N Locust St	0.21mi	2/1.0	964 (-4%)	12mo	$31,075	$32	72
605 N Elm St	0.07mi	3/2.0 (+1)	915 (-8%)	10mo	$50,000	$55	67
310 W North St	0.35mi	2/1.5	1,138 (+14%)	8mo	$87,000	$76	54
310 W North St	0.35mi	2/1.5	1,138 (+14%)	8mo	$87,000	$76	54
209 W Florence St	0.46mi	2/1.0	868 (-13%)	3mo	$52,000	$60	52
111 E North St	0.47mi	2/1.0	1,080 (+8%)	13mo	$99,900	$93	52
111 E North St	0.47mi	2/1.0	1,080 (+8%)	13mo	$99,900	$93	52
106 E Callie St	0.54mi	2/1.0	1,120 (+12%)	16mo	$44,275	$40	40
501 W Murray St	0.72mi	2/1.0	916 (-8%)	13mo	$124,900	$136	40
15679 Bessie St	0.73mi	2/1.0	1,117 (+12%)	8mo	$52,000	$47	38
15679 Bessie St	0.73mi	2/1.0	1,117 (+12%)	8mo	$52,000	$47	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.99×
• Total profit: $24,805
• Equity at exit: $44,822

10-year hold

• IRR: 17.4%
• Equity multiple: 3.76×
• Total profit: $69,510
• Equity at exit: $72,712

Cash invested: $25,172 (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 62884

• Home prices YoY: 2.9%
• Active inventory: 14
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $155

Break-even live

Break-even rent $694

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $206	-5% $180	+0% $155	+5% $130	+10% $104
Rent	-10% $85	-5% $120	+0% $155	+5% $190	+10% $225
Rate	-1.0pp $200	-0.5pp $178	base $155	+0.5pp $132	+1.0pp $108

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Active 36 DOM
2. 2026-06-18
   days on market $89,900 Active 34 DOM
3. 2026-06-17
   days on market $89,900 Active 33 DOM
4. 2026-06-16
   days on market $89,900 Active 32 DOM
5. 2026-06-15
   days on market $89,900 Active 31 DOM
6. 2026-06-13
   days on market $89,900 Active 29 DOM
7. 2026-06-12
   days on market $89,900 Active 28 DOM
8. 2026-06-09
   days on market $89,900 Active 25 DOM
9. 2026-06-08
   days on market $89,900 Active 24 DOM
10. 2026-06-07
    days on market $89,900 Active 23 DOM
11. 2026-06-05
    days on market $89,900 Active 21 DOM
12. 2026-06-04
    days on market $89,900 Active 19 DOM
13. 2026-06-02
    days on market $89,900 Active 18 DOM
14. 2026-06-01
    days on market $89,900 Active 17 DOM
15. 2026-05-31
    days on market $89,900 Active 16 DOM
16. 2026-05-31
    days on market $89,900 Active 15 DOM
17. 2026-05-15
    listed $89,900 Active 958-char remark

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$784/yr (+$65/mo · 165.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,683
• − Mortgage interest: −$5,036
• − Property taxes: −$473
• − Insurance: −$450
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,615
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,764/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: Sesser-Valier CUSD 196
• NCES district ID: 1735940
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 24% ▼ -1.00%
• Median HH income: $43,039
• Composite: 19.31/100
• National rank: #8795
• State rank: #389 of 620 in IL

Livability — Sesser

• Score: 64/100
• State rank: #722
• US rank: #14694

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sesser, IL
• Population (ZIP): 2,764

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 (95%)
• Race & ethnicity: White 95% Asian 2% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Tagalog/Filipino 1% German/W. Germanic 1% 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: ▲ 3.86%
• Current HPI: 135.3305
• 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

• 2026-05-15 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $473 · -5.0% YoY. Source: county tax records.