1910 Jeanette Ln #3 · Springfield, IL 62702

$80,000

3 bd · 2.0 ba · 1,220 sqft · SingleFamily · 46 Days on market

Built 1974 $66/sqft · at area comps Est $77k · at est. $271/mo HOA · 20% of rent

---

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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

MAIN LEVEL, 3 BEDRM, 2 BATHRM RANCH CONDO WITH 1CAR GARG SPACE IN BASMT VERY CONVENIENTLY LOCATED TO BUS LINE & SHOPPING. THE KITCHEN WHICH IS LG ENOUGH FOR EATIN WAS UPDATED WITH PLENTY OF WHITE CABINETRY LESS THAN 11 YEARS AGO AS WERE BOTH BATHRMS & THE PRIMARY HAS A WALKIN SHOWER. ALL APPLIANCES THERE WILL STAY, EVEN THE STACKABLE WASHER/DRYER IN SMALLER BEDROOM WHICH IS PLUMBED IN THE CLOSET. UNIT IS BEING "SOLD AS IS CONDITION" THERE IS NO CARPETING IN BEDRMS, LIVING OR DINING ROOMS WHICH PRICE REFLECTS & SELLER IS GIVING A $4000.00 ALLOWANCE AT CLOSING. THIS BUILDING KEEPS THE FRONT DOORS LOCKED AT ALL TIMES. THERE IS A NICE PATIO OFF OF LIVING RM SLIDER &

Key facts

• Walkin shower
• Nice patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• WALKIN SHOWER
• NICE PATIO
• ADDITIONAL STORAGE CLOSET
• LAUNDRY ROOM FACILITIES

Property features AI

Finance

• Other: Living area reported as 1220; Not new construction
• HOA & community: Monthly association fee (includes landscaping, grounds maintenance, road maintenance, snow removal, common area maintenance, structure maintenance, assigned storage, common area taxes, trash, lawn care)

Exterior

• Parking: Underground garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Attached property; 1 entry level; 1 story (unit occupies a single level); 3 total stories in building
• Construction: Built in 1974; Full unfinished basement
• Exterior features: Shingle roof; Private, shared road access; Other lot features

Interior

• Kitchen: Kitchen with Luxury Vinyl Plank flooring; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (Bedroom sizes on main level: approx. 16.5 x 11; 12.5 x 10.5; 10.6 x 10) — egress windows in bedrooms
• Flooring: Laminate; Luxury Vinyl Plank; Other (additional rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Replacement windows
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+5.0%/yr); 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $553 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $58k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 5.0

CMA / ARV

• ARV (median comp): $76,646
• List price: $80,000
• Delta: 4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Rosehill Ave	0.58mi	2/2.0 (-1)	1,220 (0%)	1mo	$167,000	$137	67
24 Sunnyside Dr	0.33mi	3/1.5	1,367 (+12%)	0mo	$180,000	$132	62
809 Diane Ct	0.62mi	3/2.0	1,152 (-6%)	1mo	$190,000	$165	61
2138 W Lawrence Ave	0.68mi	3/1.5	1,260 (+3%)	1mo	$162,500	$129	60
904 Diane Ct	0.68mi	3/2.0	1,168 (-4%)	1mo	$170,000	$146	60
66 Dawn Dr	0.63mi	2/1.0 (-1)	1,210 (-1%)	3mo	$117,500	$97	58
423 Adelia St	0.69mi	2/1.0 (-1)	1,292 (+6%)	3mo	$145,000	$112	46
1531 W Monroe St	0.53mi	3/1.0	1,040 (-15%)	1mo	$149,900	$144	46
905 Helene St	0.69mi	2/2.0 (-1)	1,090 (-11%)	1mo	$102,500	$94	44
1016 Johnson Ln	0.74mi	3/1.0	1,100 (-10%)	3mo	$150,000	$136	43
216 N Amos Ave	0.54mi	2/1.0 (-1)	1,369 (+12%)	5mo	$80,000	$58	41
520 S Amos Ave	0.71mi	3/1.0	1,373 (+12%)	6mo	$135,500	$99	37

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $3,903
• Equity at exit: $11,928

10-year hold

• IRR: 16.2%
• Equity multiple: 2.50×
• Total profit: $33,522
• Equity at exit: $6,917

Cash invested: $22,400 (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 62702

• Home prices YoY: -34.9%
• Rents YoY: 5.0%
• Active inventory: 131
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$420
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$33
• HOA: −$271
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $220

Break-even live

Break-even rent $1,043

Max offer price $80,000

Occupancy floor 78%

Sensitivity live

Price	-10% $266	-5% $243	+0% $220	+5% $198	+10% $175
Rent	-10% $116	-5% $168	+0% $220	+5% $273	+10% $325
Rate	-1.0pp $261	-0.5pp $241	base $220	+0.5pp $200	+1.0pp $179

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 W Adams St Unit 1 Springfield, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.41mi
1539 W Monroe St Springfield, IL	2.0	1.0	820	$2,000	$2.44	22d	1	0.54mi
300 N Park Ave Springfield, IL	1.0–2.0	1.0	694	$1,035	$1.49	22d	1	0.70mi
216 N Lincoln Ave Springfield, IL	2.0	1.0	800	$1,200	$1.50	44d	1	0.82mi
424 S Durkin Dr Springfield, IL	2.0	1.0	885	$925	$1.05	22d	1	0.98mi
203 N Glenwood Ave Springfield, IL	2.0	1.0	850	$1,000	$1.18	22d	1	1.21mi
1030 N MacArthur Blvd Springfield, IL	2.0	1.0	1400	$1,350	$0.96	22d	1	1.25mi
629 W Washington St Unit 4 Springfield, IL	2.0	1.0	700	$800	$1.14	44d	1	1.37mi

HOA detail

• Monthly dues: $271 · $3,252/yr

Listing history 24 events

1. 2026-06-19
   days on market $80,000 Under Contract 46 DOM
2. 2026-06-18
   days on market $80,000 Under Contract 45 DOM
3. 2026-06-17
   days on market $80,000 Under Contract 44 DOM
4. 2026-06-16
   days on market $80,000 Under Contract 43 DOM
5. 2026-06-15
   days on market $80,000 Under Contract 42 DOM
6. 2026-06-14
   days on market $80,000 Under Contract 40 DOM
7. 2026-06-13
   days on market $80,000 Under Contract 39 DOM
8. 2026-06-10
   days on market $80,000 Under Contract 37 DOM
9. 2026-06-09
   days on market $80,000 Under Contract 36 DOM
10. 2026-06-08
    days on market $80,000 Under Contract 35 DOM
11. 2026-06-07
    days on market $80,000 Under Contract 34 DOM
12. 2026-06-05
    days on market $80,000 Under Contract 31 DOM
13. 2026-06-03
    days on market $80,000 Under Contract 30 DOM
14. 2026-06-02
    days on market $80,000 Under Contract 29 DOM
15. 2026-06-01
    days on market $80,000 Under Contract 28 DOM
16. 2026-05-31
    days on market $80,000 Under Contract 27 DOM
17. 2026-05-30
    days on market $80,000 Under Contract 26 DOM
18. 2026-05-04
    listed $80,000 Active 938-char remark
19. 2025-04-07
    historical
20. 2025-03-19
    historical Under Contract
21. 2025-03-02
    price
22. 2025-02-04
    listed Active
23. 2021-08-06
    historical
24. 2014-07-25
    soldstatus $57,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$307/yr (+$26/mo · 25.5%)

ⓘ 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: $15,865
• − Mortgage interest: −$4,481
• − Property taxes: −$1,202
• − Insurance: −$400
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$3,252
• − Depreciation: −$2,327
• Taxable income: $1,664
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,245/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): 31,033
• Household income: $51,136
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1230.0

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 (72%)
• Race & ethnicity: White 72% Black 17% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -79.98%
• Current HPI: 149.1926
• Rent YoY: ▲ 4.95%
• 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

+39.1% since first listed

8 events — show timeline

• 2026-05-25 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-04 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2025-04-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-03-19 Contingent — RMLSA as Distributed by MLS Grid
• 2025-03-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-07-25 Sold (Public Records) $57,500 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,202 · +9.2% YoY. Source: county tax records.