612 S English Ave · Springfield, IL 62704

$100,000

2 bd · 1.0 ba · 896 sqft · SingleFamily · 2 Days on market

Built 1856 5,236 sqft lot Est $99k · at est.

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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 +19.8/30.0
• ARV discount +7.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great first home or a great landing home for someone wanting to downsize. This 2bd/1ba Bungalow has a big, covered, textured front porch, I'm tellin' ya the porch builder, when they finished, sat back and said "That's not goin' anywhere!" The rest of the home reflects this mantra. Everywhere you look is clean and solid. Front living room provides options for bar stools at the counter for food bev and work, while it also affords couch space for chill and lounge. The kitchen is brightly lit and functional. All appliances stay. The custom built bath features slate counters and solid cabinets which match the kitchen finishes. And ! Look look! an * actual * tub * and * a separate

Key facts

• Fenced yard
• Unfinished basement
• Main floor laundry

Tags

• COVERED CONCRETE FRONT PORCH
• CUSTOM BUILT BATH
• MAIN FLOOR LAUNDRY
• UNFINISHED BASEMENT
• PET FRIENDLY YARD
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.7% vs local median 4.9% in Springfield — 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 79/100 on livability (#122 in IL, #2,138 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F.
• Springfield SD 186 (urban): math 17% / reading 22% proficiency, ranked #438 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.3%/yr); 177 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1856 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. Crime grade is F 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?
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: 1.08% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $99,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 S English Ave	0.00mi	2/1.0	896 (0%)	1mo	$100,000	$112	100
1021 W Monroe St	0.30mi	2/1.0	864 (-4%)	5mo	$100,000	$116	76
611 S Illinois St	0.15mi	1/1.0 (-1)	830 (-7%)	2mo	$73,600	$89	74
137 N Douglas Ave	0.49mi	2/1.0	936 (+4%)	6mo	$69,000	$74	64
329 S Park Ave	0.41mi	2/1.0	991 (+11%)	1mo	$110,000	$111	63
121 N Parker Ave	0.58mi	3/1.0 (+1)	923 (+3%)	3mo	$53,000	$57	60
165 N English Ave	0.54mi	2/1.0	850 (-5%)	8mo	$76,000	$89	60
1316 W Lawrence Ave	0.34mi	2/1.5	1,008 (+12%)	3mo	$112,500	$112	59
720 W Fayette Ave	0.31mi	2/2.0	994 (+11%)	6mo	$155,000	$156	58
235 N Illinois St	0.65mi	2/1.0	837 (-7%)	4mo	$114,000	$136	56
504 Williams St	0.55mi	2/1.0	800 (-11%)	3mo	$63,500	$79	54
1638 W Capitol Ave	0.70mi	2/1.0	994 (+11%)	1mo	$110,000	$111	48

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 · 6.32% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,796
• Equity at exit: $14,910

10-year hold

• IRR: 8.9%
• Equity multiple: 1.79×
• Total profit: $22,233
• Equity at exit: $8,646

Cash invested: $28,000 (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 62704

• Home prices YoY: -31.1%
• Rents YoY: 6.3%
• Active inventory: 177
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $120

Break-even live

Break-even rent $930

Max offer price $100,000

Occupancy floor 84%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 New St Springfield, IL	1.0	1.0	550	$850	$1.55	43d	1	0.41mi
423 W Lawrence Ave Unit 2 Springfield, IL	2.0	1.0	900	$1,050	$1.17	21d	1	0.51mi
203 N Glenwood Ave Springfield, IL	2.0	1.0	850	$1,000	$1.18	21d	1	0.52mi
629 W Washington St Unit 4 Springfield, IL	2.0	1.0	700	$800	$1.14	43d	1	0.53mi
216 N Lincoln Ave Springfield, IL	2.0	1.0	800	$1,200	$1.50	43d	1	0.53mi
1539 W Monroe St Springfield, IL	2.0	1.0	820	$2,000	$2.44	21d	1	0.62mi
300 N Park Ave Springfield, IL	1.0–2.0	1.0	694	$1,035	$1.49	21d	1	0.68mi
1004 S College St Springfield, IL	1.0	1.0	700	$800	$1.14	21d	1	0.73mi
1644 W Adams St Unit 1 Springfield, IL	2.0	1.0	950	$1,200	$1.26	43d	1	0.75mi
229 W Allen St Springfield, IL	3.0	1.5	1050	$1,305	$1.24	21d	1	0.75mi
1500 S Lowell Ave Springfield, IL	1.0	1.0	590	$775	$1.31	43d	1	0.89mi
550 W Miller St Springfield, IL	1.0	1.0	590	$995	$1.69	21d	1	0.93mi
417 E Cook St Springfield, IL	1.0	1.0	700	$875	$1.25	43d	1	1.01mi
417 E Cook St Unit A Springfield, IL	1.0	1.0	550	$850	$1.55	21d	1	1.01mi
619 S 5th St Springfield, IL	1.0	1.0	750	$900	$1.20	43d	1	1.02mi
1501 S Spring St Springfield, IL	2.0	1.0	1000	$1,000	$1.00	21d	1	1.03mi
8 S Old State Capitol Plz Unit 1031831P Springfield, IL	2.0	2.0	990	$2,927	$2.96	43d	1	1.10mi
909 S 8th St Unit 4 Springfield, IL	1.0	1.0	550	$800	$1.45	21d	1	1.27mi
1600 S 6th St Unit 1 Springfield, IL	3.0	2.0	1100	$1,250	$1.14	21d	1	1.36mi
401 W Elliott Ave Unit A Springfield, IL	3.0	1.0	1100	$1,300	$1.18	43d	1	1.39mi
1908 S 4th St Springfield, IL	1.0	1.0	800	$850	$1.06	21d	1	1.45mi

Listing history 9 events

1. 2026-04-16
   status Pending
2. 2026-04-14
   listed $100,000 Active
3. 2021-08-06
   historical
4. 2021-08-06
   historical
5. 2007-02-07
   soldstatus $70,500
6. 2007-02-06
   soldstatus $70,400
7. 2006-08-01
   listed $74,900
8. 2001-07-20
   soldstatus $65,000
9. 1994-06-27
   soldstatus $39,000

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,148 · $179/mo
• Expected delta: +$122/yr (+$10/mo · 6.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,984
• − Mortgage interest: −$5,602
• − Property taxes: −$2,027
• − Insurance: −$500
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,909
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,469/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: Springfield SD 186
• NCES district ID: 1737080
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $43,744
• Composite: 16.89/100
• National rank: #9142
• State rank: #438 of 620 in IL

Livability — Springfield

• Score: 79/100
• State rank: #122
• US rank: #2138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, IL
• County: Sangamon County · 115,414 people
• City population: 59,955
• Metro: Springfield, IL
• Population (ZIP): 40,046
• Household income: $69,976
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1529.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -70.79%
• Current HPI: 156.7086
• Rent YoY: ▲ 6.32%
• Metro: Springfield, IL
• 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

+156.4% since first listed

9 events — show timeline

• 2026-04-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-14 Listed $100,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-02-07 Sold (Public Records) $70,500 Public Records
• 2007-02-06 Sold (MLS) $70,400 RMLSA as Distributed by MLS Grid
• 2006-08-01 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2001-07-20 Sold (Public Records) $65,000 Public Records
• 1994-06-27 Sold (Public Records) $39,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,027 · +6.5% YoY. Source: county tax records.