411 S 5th St · Auburn, IL 62615

$115,900

3 bd · 1.0 ba · 1,090 sqft · SingleFamily · 8 Days on market

0.36 ac lot $106/sqft · 10% below area Est $129k · 10% under

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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 +13.0/30.0
• ARV discount +12.2/15.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bathroom home is move-in ready with a gigantic fenced-in backyard, ready to be enjoyed this spring! As you walk into the home, you are welcomed by a living room full of natural light. Continue into the kitchen where you’ll find beautiful wooden cabinets with plenty of storage space. The kitchen also features a large picture window overlooking the private backyard. There is also an unfinished basement for utilities and extra storage space. Outside, you have a covered front porch, back deck, and attached garage. New roof 2024, new sewer line 2022, and new furnace 2025. Schedule a showing today as this house will go quick!

Key facts

• 0.36 acre lot
• Garage
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (22.8% below list).
• Recommended offer: $90k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#666 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Auburn CUSD 10 (town): math 12% / reading 17% proficiency, ranked #494 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sangamon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $89,500 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $129,417
• List price: $115,900
• Delta: -10.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 S 5th St	0.00mi	3/1.0	1,090 (0%)	1mo	$107,000	$98	99
608 W Van Buren St	0.12mi	3/1.5	1,100 (+1%)	2mo	$99,500	$90	89
237 W Caldwell St	0.10mi	3/1.0	1,082 (-1%)	10mo	$130,900	$121	86
206 S 8th St	0.25mi	2/1.0 (-1)	1,065 (-2%)	6mo	$125,200	$118	75
253 Monroe St	0.37mi	2/1.0 (-1)	1,089 (-0%)	7mo	$100,000	$92	72
716 W Monroe St	0.25mi	2/1.5 (-1)	1,100 (+1%)	10mo	$123,000	$112	72
407 S 7th St	0.12mi	3/2.0	1,225 (+12%)	2mo	$179,900	$147	68
890 W Van Buren St	0.24mi	3/1.0	1,200 (+10%)	10mo	$160,000	$133	64
104 W Madison St	0.31mi	2/1.0 (-1)	1,177 (+8%)	10mo	$142,500	$121	59
1002 W Jefferson St	0.44mi	2/2.0 (-1)	1,000 (-8%)	2mo	$135,000	$135	55
301 N Grand Ave	0.69mi	2/1.0 (-1)	1,140 (+5%)	7mo	$159,900	$140	50
109 Violet St	0.66mi	3/2.0	1,154 (+6%)	8mo	$165,000	$143	49

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-19,265
• Equity at exit: $17,281

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-17,509
• Equity at exit: $10,021

Cash invested: $32,452 (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 62615

• Home prices YoY: -22.8%
• Active inventory: 19
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-7

Break-even live

Break-even rent $904

Max offer price $114,668

Occupancy floor 96%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Madison St Unit C Auburn, IL	2.0	1.0	900	$895	$0.99	44d	1	0.58mi

Listing history 13 events

1. 2026-05-02
   status Pending 651-char remark

   Show marketing remark (651 chars)

   This 3 bedroom, 1 bathroom home is move-in ready with a gigantic fenced-in backyard, ready to be enjoyed this spring! As you walk into the home, you are welcomed by a living room full of natural light. Continue into the kitchen where you’ll find beautiful wooden cabinets with plenty of storage space. The kitchen also features a large picture window overlooking the private backyard. There is also an unfinished basement for utilities and extra storage space. Outside, you have a covered front porch, back deck, and attached garage. New roof 2024, new sewer line 2022, and new furnace 2025. Schedule a showing today as this house will go quick!

2. 2026-04-27
   price $115,900 651-char remark

   Show marketing remark (651 chars)

   This 3 bedroom, 1 bathroom home is move-in ready with a gigantic fenced-in backyard, ready to be enjoyed this spring! As you walk into the home, you are welcomed by a living room full of natural light. Continue into the kitchen where you’ll find beautiful wooden cabinets with plenty of storage space. The kitchen also features a large picture window overlooking the private backyard. There is also an unfinished basement for utilities and extra storage space. Outside, you have a covered front porch, back deck, and attached garage. New roof 2024, new sewer line 2022, and new furnace 2025. Schedule a showing today as this house will go quick!

3. 2026-04-24
   listed $124,900 Active 651-char remark

   Show marketing remark (651 chars)

   This 3 bedroom, 1 bathroom home is move-in ready with a gigantic fenced-in backyard, ready to be enjoyed this spring! As you walk into the home, you are welcomed by a living room full of natural light. Continue into the kitchen where you’ll find beautiful wooden cabinets with plenty of storage space. The kitchen also features a large picture window overlooking the private backyard. There is also an unfinished basement for utilities and extra storage space. Outside, you have a covered front porch, back deck, and attached garage. New roof 2024, new sewer line 2022, and new furnace 2025. Schedule a showing today as this house will go quick!

4. 2026-03-30
   historical $124,900 651-char remark

   Show marketing remark (651 chars)

   This 3 bedroom, 1 bathroom home is move-in ready with a gigantic fenced-in backyard, ready to be enjoyed this spring! As you walk into the home, you are welcomed by a living room full of natural light. Continue into the kitchen where you’ll find beautiful wooden cabinets with plenty of storage space. The kitchen also features a large picture window overlooking the private backyard. There is also an unfinished basement for utilities and extra storage space. Outside, you have a covered front porch, back deck, and attached garage. New roof 2024, new sewer line 2022, and new furnace 2025. Schedule a showing today as this house will go quick!

5. 2022-01-14
   soldstatus $100,000 961-char remark

   Show marketing remark (961 chars)

   Don't miss out on this affordable 3 bed 1 bath home within walking distance of Auburn School District! As you walk inside this home, you are welcomed by the large carpeted living room that leads into the beautiful kitchen. You will find that there is plenty of counter and cabinet space for all of your storage needs. The kitchen is complimented by beautiful laminate flooring and SS appliances. Additionally, the kitchen features a large window that overlooks the GIGANTIC backyard! Trust us when we say that the privacy fenced in backyard installed in 2014 is a must see! It even has a back deck that is perfect for grilling out with the family. The partial unfinished basement accommodates all of your storage space needs. Other outside features include a covered front porch and an attached garage. New furnace in 2016. Roof, siding, A/C, water heater, & most windows were all updated only 7 years ago. Fire pit, trampoline, & umbrella stay outside.

6. 2021-12-02
   listed $94,900 961-char remark

   Show marketing remark (961 chars)

   Don't miss out on this affordable 3 bed 1 bath home within walking distance of Auburn School District! As you walk inside this home, you are welcomed by the large carpeted living room that leads into the beautiful kitchen. You will find that there is plenty of counter and cabinet space for all of your storage needs. The kitchen is complimented by beautiful laminate flooring and SS appliances. Additionally, the kitchen features a large window that overlooks the GIGANTIC backyard! Trust us when we say that the privacy fenced in backyard installed in 2014 is a must see! It even has a back deck that is perfect for grilling out with the family. The partial unfinished basement accommodates all of your storage space needs. Other outside features include a covered front porch and an attached garage. New furnace in 2016. Roof, siding, A/C, water heater, & most windows were all updated only 7 years ago. Fire pit, trampoline, & umbrella stay outside.

7. 2014-02-07
   soldstatus $80,000
8. 2014-01-31
   soldstatus $79,900
9. 2013-12-03
   listed $79,900
10. 2013-04-04
    soldstatus $150,000
11. 2013-03-29
    soldstatus $15,000
12. 2012-12-18
    listed $19,900
13. 1999-09-07
    soldstatus $51,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$968/yr (+$81/mo · 139.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,740
• − Mortgage interest: −$6,492
• − Property taxes: −$695
• − Insurance: −$580
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$3,372
• Taxable loss: −$2,117
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $424/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: Auburn CUSD 10
• NCES district ID: 1704620
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 17% ▼ -22.00%
• Median HH income: $58,651
• Composite: 14.16/100
• National rank: #9454
• State rank: #494 of 620 in IL

Livability — Auburn

• Score: 64/100
• State rank: #666
• US rank: #13667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, IL
• City population: 5,075
• Population (ZIP): 5,075

Population outlook (Sangamon County) Hauer SSP2

• Today (2025): 198,317 people
• By 2030: 196,127 · -1.1%
• By 2040: 188,664 · -4.9%
• By 2050: 179,624 · -9.4%
• By 2075: 155,027 · -21.8%
• By 2100: 122,588 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Sangamon

• 2024 margin: Toss-up / Even · D 46.6% · R 51.6% · Other 1.8%
• 2008→2024 swing: -9.3pp toward R · 2008: 4.4pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.4 2016: R+9.4 2012: R+8.7 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.35%
• Current HPI: 167.0347
• 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

+127.3% since first listed

13 events — show timeline

• 2026-05-02 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-27 Price Changed $115,900 RMLSA as Distributed by MLS Grid
• 2026-04-24 Listed $124,900 RMLSA as Distributed by MLS Grid
• 2026-03-30 Coming Soon $124,900 RMLSA as Distributed by MLS Grid
• 2022-01-14 Sold (MLS) $100,000 RMLSA as Distributed by MLS Grid
• 2021-12-02 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2014-02-07 Sold (Public Records) $80,000 Public Records
• 2014-01-31 Sold (MLS) $79,900 RMLSA as Distributed by MLS Grid
• 2013-12-03 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2013-04-04 Sold (Public Records) $150,000 Public Records
• 2013-03-29 Sold (MLS) $15,000 RMLSA as Distributed by MLS Grid
• 2012-12-18 Listed $19,900 RMLSA as Distributed by MLS Grid
• 1999-09-07 Sold (Public Records) $51,000 Public Records

Property tax history

-1.2%/yr

Latest (2024): $695 · +8.4% YoY. Source: county tax records.