2325 Sutherland Rd · Springfield, IL 62702

$134,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily · 2 Days on market

Built 1971 6,760 sqft lot Est $175k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY UDPATES, BATH IN BASEMENT, KIT COUNTER TOPS & FLOORING, ALL NEW DOORS, CEILING FANS, WHOLE HOUSE FAN & MORE. 24X24 GARAGE. $2000 REFRIGERATOR ALLOWANCE. SQ. FT. BELIEVED TO BE ACCURATE BUT NOT WARRANTED.

Key facts

• Finished basement
• Versatile bonus room
• Fenced backyard

Tags

• FINISHED BASEMENT
• FENCED BACKYARD
• WELCOMING FRONT PORCH
• TWO-CAR GARAGE
• VERSATILE BONUS ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Built in 1971
• Construction: Shingle roof
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Kitchen with hardwood flooring
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in bedrooms, living areas and basement family room; Hardwood in the kitchen; Other flooring in basement utility area
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Refrigerator included; Full, partially finished basement; No fireplaces
• Laundry & utility: Utility room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-31 ($-367/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (7.5% below list).
• Recommended offer: $124k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Wilcox Elem School (math 15% / reading 15%, grade F, #1,247 of 2,056 statewide, top 61%, 254 students, 0% FRL); Washington Middle School (math 3% / reading 6%, grade F, #650 of 665 statewide, top 98%, 531 students, 0% FRL); Lanphier High School (math 10% / reading 16%, grade F, #501 of 693 statewide, top 73%, 1,058 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 137 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $926 of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $92k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,996 (7.5% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $175,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2256 E Black Ave	0.22mi	3/2.0	1,351 (-4%)	1mo	$190,000	$141	81
1921 N Albany St	0.18mi	4/1.5 (+1)	1,440 (+2%)	1mo	$189,900	$132	81
2905 Sutherland Rd	0.51mi	3/2.0	1,376 (-2%)	0mo	$178,600	$130	72
2125 Dunwich Dr	0.21mi	3/2.0	1,272 (-10%)	6mo	$159,900	$126	69
1913 Scarbrough Rd	0.46mi	3/2.0	1,285 (-9%)	1mo	$115,000	$89	63
2015 N 19th St	0.60mi	3/1.0	1,370 (-3%)	1mo	$120,000	$88	62
2314 Ramsey Ave	0.30mi	3/2.0	1,222 (-14%)	2mo	$170,000	$139	62
2605 Selkirk Rd	0.32mi	3/2.0	1,200 (-15%)	1mo	$130,000	$108	59
2010 N 16th St	0.74mi	3/2.5	1,308 (-7%)	2mo	$151,000	$115	50
3005 Sutherland Rd	0.57mi	3/2.0	1,211 (-14%)	2mo	$150,000	$124	48
2033 N 19th St	0.63mi	4/1.0 (+1)	1,325 (-6%)	5mo	$122,000	$92	47
1908 N 19th St	0.56mi	3/1.0	1,216 (-14%)	4mo	$98,000	$81	44

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-21,109
• Equity at exit: $19,980

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-10,010
• Equity at exit: $11,586

Cash invested: $37,520 (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: 137
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$703
• Tax from tax record: −$252 /mo · $3,019/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-31

Break-even live

Break-even rent $1,279

Max offer price $128,603

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $7	+0% $-31	+5% $-68	+10% $-106
Rent	-10% $-129	-5% $-80	+0% $-31	+5% $18	+10% $67
Rate	-1.0pp $37	-0.5pp $4	base $-31	+0.5pp $-65	+1.0pp $-101

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 E Ridgely Ave Unit FR21 Springfield, IL	3.0	2.0	1216	$1,129	$0.93	23d	1	0.31mi
3064 Louise Ln Springfield, IL	3.0	1.0	1100	$1,350	$1.23	23d	1	0.99mi
920 N 19th St Springfield, IL	3.0	1.0	1000	$1,100	$1.10	23d	1	1.08mi
3319 Ridgewood Ave Springfield, IL	3.0	2.0	1248	$1,094	$0.88	45d	1	1.11mi
3617 N Grand Ave E Springfield, IL	3.0	2.0	1056	$1,179	$1.12	23d	1	1.40mi
302 Forrest Ave Springfield, IL	3.0	2.0	924	$1,069	$1.16	23d	1	1.41mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $134,000 Active 2 DOM

ⓘ 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: $3,019 · $252/mo
• Projected year-2 tax: $3,030 · $253/mo
• Expected delta: +$11/yr (+$1/mo · 0.4%)

ⓘ 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 ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,880
• − Mortgage interest: −$7,506
• − Property taxes: −$3,019
• − Insurance: −$670
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,898
• Taxable loss: −$2,594
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $256/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

+67.7% since first listed

11 events — show timeline

• 2026-06-19 Listed $134,000 RMLSA as Distributed by MLS Grid
• 2026-02-28 Listed — RMLSA as Distributed by MLS Grid
• 2009-10-09 Sold (Public Records) $91,500 Public Records
• 2009-10-05 Sold (MLS) $91,500 RMLSA as Distributed by MLS Grid
• 2009-08-17 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2004-07-06 Sold (Public Records) $77,000 Public Records
• 2004-07-02 Sold (MLS) $77,000 RMLSA as Distributed by MLS Grid
• 2004-05-13 Listed $82,500 RMLSA as Distributed by MLS Grid
• 2003-07-16 Sold (Public Records) $75,000 Public Records
• 2003-07-10 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2003-04-16 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $3,019 · +4.6% YoY. Source: county tax records.