Located in West Frankfort, Illinois — a small but resilient community in the heart of Franklin County in Southern Illinois — 407 W Saint Louis St presents a compelling opportunity for investors, rehabbers, and handy buyers who know how to see potential where others see work. This 3-bedroom, 2.5-bathroom single-family home spans approximately 1,600 square feet and features large rooms and hardwood flooring in portions of the home, offering a solid foundation for the right buyer to build real equity. This is a heavy fixer-upper, and the seller is transparent about what that means: the home needs new electrical throughout, plumbing work, and general renovation. Repair estimates come in at approximately $22,000. That reality is already priced into the deal — with an asking price of $45,000 and owner financing available at just $1,500 down and $599/month, the entry point is designed to leave room for the work ahead. Cash buyers can also move quickly with a minimum of $21,000. For investors, the numbers tell the story. A completed rehab on a 1,600 sq ft, 3/2.5 home in Southern Illinois has meaningful upside whether the exit strategy is a flip, a long-term rental hold, or a BRRRR play. For a handy buyer looking to owner-occupy while building sweat equity over time, owner financing makes this accessible without the need for a traditional bank loan. Creative deal structures are welcome. The seller is open to investors, rehabbers, slow-flip buyers, and cash buyers alike. The property is sold strictly as-is — buyers are responsible for their own due diligence on condition, utilities, measurements, repair costs, and resale or rental value. No assumptions should be made beyond what is disclosed here. If you've been looking for a value-add deal in downstate Illinois with real flexibility on terms and structure, this one is worth a serious look. ---