1225 N Franklin Ave · Springfield, IL 62702

$129,900

2 bd · 2.0 ba · 1,756 sqft · SingleFamily · 18 Days on market

Built 1940 0.29 ac lot Est $139k · 6% 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).

• Cash flow +13.9/30.0
• ARV discount +10.4/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• 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 MLS

Northside home near Lincoln Park is ready for new owner! This 2 bedroom, 2 bath home has so much character & features a cozy covered front porch, hardwood floors, an updated kitchen, beautiful built ins, a fenced in yard, detached garage & sits on two lots! This home has been pre-inspected for buyers peace of mind!

Key facts

• Quiet street
• Large backyard
• Updated bathrooms

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOMS
• LARGE BACKYARD
• RADON MITIGATION SYSTEM
• QUIET STREET

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof
• Construction: Built in 1940; Unfinished basement (foundation present)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on upper/main levels as noted: Bedroom 1 upper, Bedroom 2 upper)
• Flooring: Hardwood in main living, family and dining rooms; Tile in kitchen; Carpet in bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cable available; Ceiling fan(s); Radon mitigation system; High speed internet; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $15 ($184/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.8% below list).
• Recommended offer: $124k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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: Enos Elem School (math 5% / reading 15%, grade F, #1,477 of 2,056 statewide, top 74%, 255 students, 0% FRL); U S Grant Middle School (math 6% / reading 15%, grade F, #580 of 665 statewide, top 88%, 529 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $898 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

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $83k; list at $130k implies a 57% 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 $123,717 (4.8% below list)

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: 0.95% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $138,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 W Maple Ave	0.22mi	2/2.0	1,583 (-10%)	3mo	$84,750	$54	71
1028 N 4th St	0.53mi	3/2.0 (+1)	1,793 (+2%)	6mo	$65,000	$36	62
840 W Oak Ridge Ave	0.49mi	2/2.0	1,842 (+5%)	10mo	$170,000	$92	61
1057 N Rutledge St	0.21mi	2/2.0	1,536 (-12%)	14mo	$125,000	$81	58
1144 N 3rd St	0.43mi	2/1.5	1,569 (-11%)	14mo	$123,000	$78	48
1443 N 3rd St	0.43mi	3/1.0 (+1)	1,608 (-8%)	11mo	$125,000	$78	48
1449 N 3rd St	0.43mi	3/2.5 (+1)	1,618 (-8%)	15mo	$127,500	$79	47
1312 N 3rd St	0.41mi	3/2.0 (+1)	1,500 (-15%)	11mo	$130,000	$87	43
1301 N 4th St	0.44mi	3/2.0 (+1)	1,516 (-14%)	12mo	$123,000	$81	41
1022 N 3rd St	0.50mi	3/2.0 (+1)	1,500 (-15%)	9mo	$25,000	$17	40
417 E Keys Ave	0.56mi	3/1.0 (+1)	1,569 (-11%)	10mo	$105,000	$67	39
1128 W Elliott Ave	0.72mi	3/2.0 (+1)	1,492 (-15%)	1mo	$135,000	$90	35

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-17,541
• Equity at exit: $19,369

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-3,214
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$227 /mo · $2,720/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $15

Break-even live

Break-even rent $1,218

Max offer price $129,900

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $52	+0% $15	+5% $-21	+10% $-58
Rent	-10% $-82	-5% $-34	+0% $15	+5% $64	+10% $113
Rate	-1.0pp $81	-0.5pp $48	base $15	+0.5pp $-18	+1.0pp $-53

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 N MacArthur Blvd Springfield, IL	2.0	1.0	1400	$1,350	$0.96	22d	1	0.54mi
400 E Jefferson St Springfield, IL	2.0	1.0	1420	$1,220	$0.86	45d	1	1.10mi
922 Governor St Springfield, IL	3.0	1.0	1682	$1,200	$0.71	45d	1	1.41mi

Listing history 15 events

1. 2026-06-22
   days on market $129,900 Under Contract 18 DOM
2. 2026-06-19
   days on market $129,900 Under Contract 16 DOM
3. 2026-06-18
   days on market $129,900 Under Contract 15 DOM
4. 2026-06-17
   days on market $129,900 Under Contract 14 DOM
5. 2026-06-16
   days on market $129,900 Under Contract 13 DOM
6. 2026-06-15
   days on market $129,900 Under Contract 12 DOM
7. 2026-06-14
   days on market $129,900 Under Contract 10 DOM
8. 2026-06-13
   days on market $129,900 Under Contract 9 DOM
9. 2026-06-10
   days on market $129,900 Under Contract 7 DOM
10. 2026-06-09
    days on market $129,900 Under Contract 6 DOM
11. 2026-06-09
    status $129,900 Under Contract 5 DOM
12. 2026-06-08
    days on market $129,900 Active 5 DOM
13. 2026-06-07
    days on market $129,900 Active 4 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $129,900 Active 1 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: $2,720 · $227/mo
• Projected year-2 tax: $2,835 · $236/mo
• Expected delta: +$114/yr (+$10/mo · 4.2%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,846
• − Mortgage interest: −$7,276
• − Property taxes: −$2,720
• − Insurance: −$650
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,779
• Taxable loss: −$1,955
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $653/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

+154.7% since first listed

10 events — show timeline

• 2026-06-03 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2021-10-20 Sold (Public Records) $83,000 Public Records
• 2021-10-19 Sold (MLS) $83,000 RMLSA as Distributed by MLS Grid
• 2021-07-21 Listed $87,500 RMLSA as Distributed by MLS Grid
• 2010-05-20 Sold (Public Records) $77,500 Public Records
• 2010-05-19 Sold (MLS) $77,500 RMLSA as Distributed by MLS Grid
• 2010-03-29 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2010-01-11 Sold (Public Records) $34,000 Public Records
• 2010-01-08 Sold (MLS) $34,000 RMLSA as Distributed by MLS Grid
• 2009-06-10 Listed $51,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2023): $2,720 · +4.0% YoY. Source: county tax records.