220 E Wilcox St · Riverton, IL 62707-3061

$99,000

3 bd · 2.0 ba · 1,500 sqft · Other · 94 Days on market

Built 1994 0.71 ac lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Incredible opportunity awaits at 220 E Wilcox St! This 3-bedroom, 2-bathroom single-family home sits on an expansive 0.71-acre parcel consisting of 5 combined lots, offering endless possibilities for expansion, outdoor living, or additional structures. Priced under market value, this property is perfect for the buyer ready to add their personal touch and build instant equity. Located in the highly rated Riverton School District, Interior Updates: Updated kitchen ready for your culinary adventures Updated HVAC system for year-round comfort 3 spacious bedrooms 2 full bathrooms 1,500 sq ft of functional living space Exterior & Land: Rare 0.71-acre lot (5 lots combined) in Springfield Det

Key facts

• 0.71 acre lot
• Updated hvac system
• Updated kitchen

Tags

• 0.71 ACRE LOT
• UPDATED KITCHEN
• UPDATED HVAC SYSTEM
• DETACHED GARAGE
• ROOM TO EXPAND
• EXCEPTIONAL LAND VALUE

Property features AI

Exterior

• Parking: Detached garage (2 spaces total)
• Utilities: Public water; Septic sewer
• Home design: Detached single-family home; 31–40 years old; Lot dimensions approximately 140 x 220
• Construction: Frame construction with aluminum siding; Block foundation
• Exterior features: Deck

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Natural gas heating
• Interior features: Crawl space basement; Garden tub in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#615 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools F, amenities F, commute F.
• Riverton CUSD 14 (suburban): math 9% / reading 16% proficiency, ranked #530 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $46k; list at $99k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.17×
• Total profit: $32,509
• Equity at exit: $44,515

10-year hold

• IRR: 21.7%
• Equity multiple: 4.13×
• Total profit: $86,834
• Equity at exit: $68,602

Cash invested: $27,720 (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 62707-3061

• Active inventory: 1
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $324

Break-even live

Break-even rent $782

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $380	-5% $352	+0% $324	+5% $296	+10% $267
Rent	-10% $229	-5% $276	+0% $324	+5% $371	+10% $418
Rate	-1.0pp $373	-0.5pp $349	base $324	+0.5pp $298	+1.0pp $272

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1236 N Oaklane Rd Unit 290 Springfield, IL	3.0	2.0	1344	$1,199	$0.89	22d	1	1.17mi
3617 N Grand Ave E Springfield, IL	3.0	2.0	1056	$1,179	$1.12	22d	1	1.48mi

Listing history 20 events

1. 2026-05-22
   listed $99,000 Active
2. 2026-04-01
   soldstatus Closed
3. 2026-03-17
   status Pending
4. 2026-01-16
   status Active
5. 2026-01-14
   historical
6. 2026-01-06
   historical
7. 2025-10-23
   listed Active
8. 2025-05-07
   price
9. 2025-01-03
   status Active
10. 2025-01-03
    historical
11. 2024-12-06
    status Pending
12. 2024-12-06
    status Active
13. 2024-12-04
    status Pending
14. 2024-11-27
    listed Active
15. 2024-10-24
    status Pending
16. 2024-10-24
    historical
17. 2024-10-17
    price
18. 2024-10-03
    listed Active
19. 2019-05-20
    soldstatus $46,500
20. 2019-03-11
    listed $59,900

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$781/yr (+$65/mo · 113.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,296
• − Mortgage interest: −$5,546
• − Property taxes: −$686
• − Insurance: −$495
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,880
• Taxable income: $2,402
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,306/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: Riverton CUSD 14
• NCES district ID: 1734100
• Math proficiency: 9% ▼ -10.00%
• Reading proficiency: 16% ▼ -11.00%
• Median HH income: $56,531
• Composite: 12.3/100
• National rank: #9643
• State rank: #530 of 620 in IL

Livability — Riverton

• Score: 65/100
• State rank: #615
• US rank: #12640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+65.3% since first listed

20 events — show timeline

• 2026-05-22 Listed $99,000 MRED as Distributed by MLS Grid
• 2026-04-01 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-23 Listed — RMLSA as Distributed by MLS Grid
• 2025-05-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-01-03 Relisted — RMLSA as Distributed by MLS Grid
• 2025-01-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-12-06 Pending — RMLSA as Distributed by MLS Grid
• 2024-12-06 Relisted — RMLSA as Distributed by MLS Grid
• 2024-12-04 Pending — RMLSA as Distributed by MLS Grid
• 2024-11-27 Listed — RMLSA as Distributed by MLS Grid
• 2024-10-24 Pending — RMLSA as Distributed by MLS Grid
• 2024-10-24 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-10-17 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-10-03 Listed — RMLSA as Distributed by MLS Grid
• 2019-05-20 Sold (MLS) $46,500 RMLSA as Distributed by MLS Grid
• 2019-03-11 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

-9.7%/yr

Latest (2021): $686 · +2.3% YoY. Source: county tax records.