2333 Yale Blvd · Springfield, IL 62703

$89,900

2 bd · 1.0 ba · 989 sqft · Other · 31 Days on market

Built 1930 5,600 sqft lot $91/sqft · 9% above area Est $82k · 9% over

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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 +22.6/30.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax on the front porch of this 2 bedroom bungalow overlooking the boulevard. Great location close to shopping and restaurants. Updates include: 2021 - kitchen flooring; 2019 - New garage door and garage door openers; 2016 - roof on house, refrigerator and side storm door; 2010 - oven/range. Newer ceiling fans and replacement windows throughout. Harwood floors in living room, dining room and both bedrooms. Dining room has a built-in hutch and window seat. Full unfinished basement with laundry area. The backyard is fenced with a 2+ car garage.

Key facts

• 5,600 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached 2-car garage; On-street parking; Alley access; Paved driveway/parking areas
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1930
• Construction: Shingle roof; Full unfinished basement
• Exterior features: Fenced yard; Level lot; Paved road access; 40 x 140 lot dimensions

Interior

• Kitchen: Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (primary rooms located on the main level)
• Flooring: Carpet in bedrooms; Hardwood in living and dining rooms; Vinyl in kitchen; Other flooring in basement
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Gas water heater
• Interior features: Attic storage; Cable available; Ceiling fan(s); Soaking tub; High speed internet; Replacement windows
• Laundry & utility: Washer; Basement laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• 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: 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: Springfield Southeast High Sch (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 1,261 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 (+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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $69k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 6.7

CMA / ARV

• ARV (median comp): $82,344
• List price: $89,900
• Delta: 9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,184
• Equity at exit: $13,404

10-year hold

• IRR: 15.8%
• Equity multiple: 2.62×
• Total profit: $40,839
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$471
• Tax from tax record: −$222 /mo · $2,659/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $153

Break-even live

Break-even rent $925

Max offer price $89,900

Occupancy floor 81%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2328 S 10th St Springfield, IL	3.0	1.0	1100	$1,200	$1.09	43d	1	0.01mi
2257 S 10th St Springfield, IL	2.0	1.0	1100	$1,150	$1.05	43d	1	0.09mi
604 Bryn Mawr Blvd Springfield, IL	2.0	1.0	850	$1,100	$1.29	43d	1	0.46mi
1908 S 4th St Springfield, IL	1.0	1.0	800	$850	$1.06	21d	1	0.60mi
6 Ridge Ct Springfield, IL	3.0	1.0	905	$1,350	$1.49	43d	1	0.77mi
1600 S 6th St Unit 1 Springfield, IL	3.0	2.0	1100	$1,250	$1.14	21d	1	0.79mi
1501 S Spring St Springfield, IL	2.0	1.0	1000	$1,000	$1.00	21d	1	1.03mi
2949 Fox Bridge Rd Springfield, IL	2.0	1.0	900	$960	$1.07	21d	1	1.05mi
2005 E Laurel St Springfield, IL	2.0	1.0	900	$1,000	$1.11	43d	1	1.07mi
1500 S Lowell Ave Springfield, IL	1.0	1.0	590	$775	$1.31	43d	1	1.20mi
909 S 8th St Unit 4 Springfield, IL	1.0	1.0	550	$800	$1.45	21d	1	1.27mi
2271 E Laurel St Apt 2277 Springfield, IL	2.0	1.0	600	$1,145	$1.91	21d	1	1.29mi
2277 E Laurel St Springfield, IL	2.0	1.0	600	$1,145	$1.91	43d	1	1.29mi
229 W Allen St Springfield, IL	3.0	1.5	1050	$1,305	$1.24	21d	1	1.33mi
1004 S College St Springfield, IL	1.0	1.0	700	$800	$1.14	21d	1	1.37mi
2473 Ladley Ct Unit 2520-8 RR Springfield, IL	1.0	1.0	580	$600	$1.03	43d	1	1.46mi
2473 Ladley Ct Unit 2412-1 L Springfield, IL	2.0	1.0	700	$725	$1.04	43d	1	1.46mi
2473 Ladley Ct Unit 2108-2 B Springfield, IL	2.0	1.0	700	$825	$1.18	43d	1	1.46mi
2473 Ladley Ct Springfield, IL	1.0	1.0	580	$725	$1.25	43d	1	1.47mi

Listing history 33 events

1. 2026-06-19
   days on market $89,900 Under Contract 31 DOM
2. 2026-06-18
   days on market $89,900 Under Contract 30 DOM
3. 2026-06-17
   days on market $89,900 Under Contract 29 DOM
4. 2026-06-16
   days on market $89,900 Under Contract 28 DOM
5. 2026-06-15
   days on market $89,900 Under Contract 27 DOM
6. 2026-06-14
   days on market $89,900 Under Contract 25 DOM
7. 2026-06-13
   days on market $89,900 Under Contract 24 DOM
8. 2026-06-10
   days on market $89,900 Under Contract 22 DOM
9. 2026-06-09
   days on market $89,900 Under Contract 21 DOM
10. 2026-06-08
    days on market $89,900 Under Contract 20 DOM
11. 2026-06-07
    days on market $89,900 Under Contract 19 DOM
12. 2026-06-05
    days on market $89,900 Under Contract 16 DOM
13. 2026-06-03
    days on market $89,900 Under Contract 15 DOM
14. 2026-06-03
    status $89,900 Under Contract 14 DOM
15. 2026-06-02
    days on market $89,900 Active 14 DOM
16. 2026-06-01
    days on market $89,900 Active 13 DOM
17. 2026-05-31
    days on market $89,900 Active 12 DOM
18. 2026-05-30
    days on market $89,900 Active 11 DOM
19. 2026-05-12
    historical $89,900 507-char remark
20. 2021-11-01
    soldstatus $69,000 549-char remark

    Show marketing remark (549 chars)

    Relax on the front porch of this 2 bedroom bungalow overlooking the boulevard. Great location close to shopping and restaurants. Updates include: 2021 - kitchen flooring; 2019 - New garage door and garage door openers; 2016 - roof on house, refrigerator and side storm door; 2010 - oven/range. Newer ceiling fans and replacement windows throughout. Harwood floors in living room, dining room and both bedrooms. Dining room has a built-in hutch and window seat. Full unfinished basement with laundry area. The backyard is fenced with a 2+ car garage.

21. 2021-10-29
    soldstatus $69,000
22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2021-07-29
    listed $73,900 549-char remark

    Show marketing remark (549 chars)

    Relax on the front porch of this 2 bedroom bungalow overlooking the boulevard. Great location close to shopping and restaurants. Updates include: 2021 - kitchen flooring; 2019 - New garage door and garage door openers; 2016 - roof on house, refrigerator and side storm door; 2010 - oven/range. Newer ceiling fans and replacement windows throughout. Harwood floors in living room, dining room and both bedrooms. Dining room has a built-in hutch and window seat. Full unfinished basement with laundry area. The backyard is fenced with a 2+ car garage.

25. 2017-07-28
    soldstatus $66,500
26. 2017-07-28
    soldstatus $66,600
27. 2017-05-05
    listed $69,900
28. 2010-05-19
    soldstatus $65,000
29. 2010-05-14
    soldstatus $65,000
30. 2010-03-31
    listed $65,000
31. 2008-05-22
    soldstatus $60,000
32. 2008-05-16
    soldstatus $60,000
33. 2007-07-30
    listed $64,900

ⓘ 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: $2,659 · $222/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,422
• − Mortgage interest: −$5,036
• − Property taxes: −$2,659
• − Insurance: −$450
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,615
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,714/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

+38.5% since first listed

17 events — show timeline

• 2026-06-02 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-19 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2026-05-12 Coming Soon $89,900 RMLSA as Distributed by MLS Grid
• 2021-11-01 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2021-10-29 Sold (Public Records) $69,000 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-29 Listed $73,900 RMLSA as Distributed by MLS Grid
• 2017-07-28 Sold (Public Records) $66,600 Public Records
• 2017-07-28 Sold (MLS) $66,500 RMLSA as Distributed by MLS Grid
• 2017-05-05 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2010-05-19 Sold (Public Records) $65,000 Public Records
• 2010-05-14 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2010-03-31 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2008-05-22 Sold (Public Records) $60,000 Public Records
• 2008-05-16 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2007-07-30 Listed $64,900 RMLSA as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $2,659 · +3.4% YoY. Source: county tax records.