407 W St Louis St, West Frankfort, IL 62896, USA

This West Frankfort property is a prime value-add acquisition for investors seeking high returns, strong cash flow, and BRRRR-friendly fundamentals. The structure is solid, the layout is functional, and the only cited municipal issues are junk-removal violations, making this one of the cleanest distressed opportunities available in the area. With demand rising for affordable rentals in Southern Illinois, this property has the potential to become a cash-flowing asset with equity upside on day one. 🏡 Property Highlights 2-level home with large yard and mature trees Exterior siding intact; roof appears serviceable Spacious lot with room for off-street parking Multiple entrances for future flexibility Utilities on site (condition of systems is unknown, assume replacement) Ideal layout for conversion into a durable rental 🚨 Code Violations – Junk Removal Only The City of West Frankfort issued violations limited ONLY to exterior junk accumulation. No structural, plumbing, electrical, or safety violations were cited. Violations include: 1. Exterior Trash & Debris Accumulation Loose trash, bins, broken items, and general debris around the home must be cleared. 2. Improper Exterior Storage Containers, materials, and scrap items stored around the perimeter must be removed or properly relocated. 3. Overgrown Vegetation & Yard Debris Vines on the exterior siding, fallen branches, and leaf piles require cleanup. 4. Debris in Unsecured Openings Lower-level entries and areas behind bushes contain junk that needs to be cleared. Estimated cleanup cost: $1,500–$3,500 total with a local haul-off crew. Once cleanup is complete, violations can be cleared immediately. 💰 Rental Potential (Post-Renovation) In West Frankfort and surrounding submarkets, renovated rentals in this size range typically achieve: $950–$1,150/month for long-term rent Section 8 rates often fall at the upper end Vacancy rates in this rent tier are low due to affordability demand