2505 S 5th St · Springfield, IL 62703

$115,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily · 5 Days on market

Built 1940 6,160 sqft lot Est $101k · 14% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate Well Maintained Home In Established Neighborhood. Large Family Room With Woodburning Fireplace Added In 1972. All Appliances And Window Coverings Stay. Covered Patio In Back. 8.7 X 9.10 Storage Shed Home Warranty

Key facts

• 6,160 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1940; 1192 building area total
• Construction: Shingle roof; Built in 1940
• Exterior features: Level lot; Paved road access; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level; Bedroom 1 ~10.1 x 11.8, Bedroom 2 ~9.6 x 10.1)
• Flooring: Carpet in main living areas and bedrooms; Other flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s); One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.3% 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 (+12.2%/yr); 107 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $53k; list at $115k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $101,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2537 S 5th St	0.06mi	2/1.0	1,100 (-8%)	2mo	$95,000	$86	83
2545 Burton Dr	0.17mi	2/1.0	1,092 (-8%)	5mo	$74,000	$68	74
49 Ruth Ct	0.39mi	2/1.0	1,260 (+6%)	5mo	$98,000	$78	69
2623 S 7th St	0.25mi	3/2.0 (+1)	1,270 (+6%)	2mo	$152,500	$120	66
9 Ruth Ct	0.45mi	3/1.0 (+1)	1,223 (+3%)	5mo	$93,000	$76	65
2609 S Lowell Ave	0.56mi	1/1.0 (-1)	1,148 (-4%)	2mo	$47,000	$41	61
2621 S 4th St	0.22mi	2/2.0	1,022 (-14%)	2mo	$130,000	$127	61
2241 S 12th St	0.65mi	3/1.0 (+1)	1,200 (+1%)	5mo	$89,900	$75	60
2301 Yale Blvd	0.49mi	2/1.0	1,040 (-13%)	4mo	$79,000	$76	52
2036 S 4th St	0.50mi	2/1.0	1,027 (-14%)	5mo	$87,000	$85	49
2705 Holmes Ave	0.63mi	3/1.0 (+1)	1,070 (-10%)	3mo	$92,700	$87	46
308 E Apple Orchard Rd	0.69mi	2/1.0	1,032 (-13%)	1mo	$150,000	$145	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-125
• Equity at exit: $17,147

10-year hold

• IRR: 13.9%
• Equity multiple: 2.35×
• Total profit: $43,524
• Equity at exit: $9,943

Cash invested: $32,200 (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 62703

• Home prices YoY: -28.9%
• Rents YoY: 12.2%
• Active inventory: 107
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $195

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Bryn Mawr Blvd Springfield, IL	2.0	1.0	850	$1,100	$1.29	43d	1	0.20mi
2328 S 10th St Springfield, IL	3.0	1.0	1100	$1,200	$1.09	43d	1	0.41mi
2257 S 10th St Springfield, IL	2.0	1.0	1100	$1,150	$1.05	43d	1	0.44mi
1908 S 4th St Springfield, IL	1.0	1.0	800	$850	$1.06	21d	1	0.64mi
1726 S 6th St Springfield, IL	3.0	1.5	1408	$1,500	$1.07	43d	1	0.86mi
1600 S 6th St Unit 1 Springfield, IL	3.0	2.0	1100	$1,250	$1.14	21d	1	0.96mi
1501 S Spring St Springfield, IL	2.0	1.0	1000	$1,000	$1.00	21d	1	1.01mi
525 E Pine St Springfield, IL	2.0	2.0	1250	$1,200	$0.96	43d	1	1.05mi
525 E Pine St Unit 4 Springfield, IL	2.0	2.0	1250	$1,200	$0.96	21d	1	1.05mi
2715 S MacArthur Blvd Unit 01 Springfield, IL	2.0	1.5	935	$975	$1.04	43d	1	1.11mi
6 Ridge Ct Springfield, IL	3.0	1.0	905	$1,350	$1.49	43d	1	1.11mi
2949 Fox Bridge Rd Springfield, IL	2.0	1.0	900	$960	$1.07	21d	1	1.23mi
1214 S 7th St Unit C Springfield, IL	3.0	1.0	1200	$1,350	$1.12	43d	1	1.24mi
229 W Allen St Springfield, IL	3.0	1.5	1050	$1,305	$1.24	21d	1	1.35mi
12 Douglas Ct Springfield, IL	3.0	1.0	1000	$1,300	$1.30	21d	1	1.39mi
1104 S 11th St Unit A Springfield, IL	3.0	1.0	1200	$1,000	$0.83	43d	1	1.41mi
1004 S College St Springfield, IL	1.0	1.0	700	$800	$1.14	21d	1	1.41mi
1929 E Spruce St Springfield, IL	3.0	1.0	1500	$1,300	$0.87	43d	1	1.47mi
2005 E Laurel St Springfield, IL	2.0	1.0	900	$1,000	$1.11	43d	1	1.49mi

Listing history 4 events

1. 2026-05-20
   listed $115,000 Active
2. 2001-06-29
   soldstatus $53,000
3. 2001-06-26
   soldstatus $52,900 223-char remark

   Show marketing remark (223 chars)

   Immaculate Well Maintained Home In Established Neighborhood. Large Family Room With Woodburning Fireplace Added In 1972. All Appliances And Window Coverings Stay. Covered Patio In Back. 8.7 X 9.10 Storage Shed Home Warranty

4. 2001-05-01
   listed $54,900 223-char remark

   Show marketing remark (223 chars)

   Immaculate Well Maintained Home In Established Neighborhood. Large Family Room With Woodburning Fireplace Added In 1972. All Appliances And Window Coverings Stay. Covered Patio In Back. 8.7 X 9.10 Storage Shed Home Warranty

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$919/yr (+$77/mo · 118.9%)

ⓘ 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: $13,835
• − Mortgage interest: −$6,442
• − Property taxes: −$773
• − Insurance: −$575
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,345
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,229/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): 28,922
• Household income: $45,009
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1626.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -59.69%
• Current HPI: 147.0877
• Rent YoY: ▲ 12.19%
• 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

+109.5% since first listed

4 events — show timeline

• 2026-05-20 Listed $115,000 RMLSA as Distributed by MLS Grid
• 2001-06-29 Sold (Public Records) $53,000 Public Records
• 2001-06-26 Sold (MLS) $52,900 RMLSA as Distributed by MLS Grid
• 2001-05-01 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $773 · -5.0% YoY. Source: county tax records.