725 Spruce St · Springfield, IL 62704

$159,700

4 bd · 2.0 ba · 1,912 sqft · SingleFamily · 42 Days on market

Built 1965 6,080 sqft lot Est $132k · 21% over ↓ 5% since listing

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated corner-lot ranch where modern updates meet timeless neighborhood charm. Rebuilt from the studs up, this home offers the peace of mind of brand-new construction while maintaining the character of one of Springfield. Ideally located just one block from a locally a loved coffee shop, within walking distance to Springfield Clinic, and only minutes from downtown, convenience and lifestyle come together effortlessly. Inside, you’ll find a thoughtfully redesigned interior featuring a new roof, windows, and doors, along with energy-efficient HVAC, updated electrical, and stylish lighting throughout. The contemporary kitchen shines with granite countertops

Key facts

• Updated electrical
• Contemporary kitchen
• Corner-lot ranch

Tags

• CORNER-LOT RANCH
• BRAND-NEW CONSTRUCTION
• NEW ROOF
• ENERGY-EFFICIENT HVAC
• UPDATED ELECTRICAL
• CONTEMPORARY KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1965; Single-family layout with multiple levels
• Construction: Shingle roof
• Exterior features: Corner lot; Level lot

Interior

• Kitchen: Kitchen located on main level
• Bedrooms: 4 bedrooms (main, upper, lower, basement/additional level indicated across house)
• Flooring: Laminate flooring in main-level rooms and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+6.3%/yr); 177 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $5k 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 + 6.3% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $154,909 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1965 — 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: 1.04% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $131,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Spruce St	0.00mi	4/2.0	1,912 (0%)	0mo	$155,750	$81	100
1427 S 4th St	0.31mi	3/1.5 (-1)	1,900 (-1%)	11mo	$135,000	$71	69
615 E Myrtle St	0.18mi	4/2.0	1,674 (-12%)	9mo	$110,000	$66	64
1915 S 6th St	0.25mi	4/2.0	2,142 (+12%)	8mo	$55,000	$26	61
2146 Yale Blvd	0.49mi	4/2.5	1,998 (+4%)	9mo	$87,500	$44	60
1711 S 5th St	0.26mi	5/1.5 (+1)	2,175 (+14%)	1mo	$167,500	$77	57
1419 S 1st St	0.51mi	3/3.0 (-1)	1,896 (-1%)	13mo	$20,000	$11	55
1728 S Spring St	0.55mi	3/1.5 (-1)	2,056 (+8%)	2mo	$142,000	$69	53
108 W Pine St	0.53mi	3/1.5 (-1)	1,781 (-7%)	5mo	$58,000	$33	53
2040 S 5th St	0.46mi	4/1.5	2,184 (+14%)	9mo	$36,000	$16	45
1825 S Spring St	0.60mi	3/2.0 (-1)	1,683 (-12%)	8mo	$127,000	$75	41
1616 S Whittier Ave	0.73mi	3/1.5 (-1)	2,096 (+10%)	7mo	$155,000	$74	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 · 6.32% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,914
• Equity at exit: $23,812

10-year hold

• IRR: 10.7%
• Equity multiple: 1.95×
• Total profit: $42,692
• Equity at exit: $13,808

Cash invested: $44,716 (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 62704

• Home prices YoY: -31.1%
• Rents YoY: 6.3%
• Active inventory: 177
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$837
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $255

Break-even live

Break-even rent $1,340

Max offer price $159,700

Occupancy floor 80%

Sensitivity live

Price	-10% $345	-5% $300	+0% $255	+5% $210	+10% $164
Rent	-10% $123	-5% $189	+0% $255	+5% $320	+10% $386
Rate	-1.0pp $335	-0.5pp $295	base $255	+0.5pp $213	+1.0pp $171

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 S 6th St Springfield, IL	3.0	1.5	1408	$1,500	$1.07	44d	1	0.12mi
1213 E Ash St Springfield, IL	3.0	2.0	1861	$2,030	$1.09	21d	1	0.48mi
1933 S 2nd St Springfield, IL	4.0	2.0	1433	$1,400	$0.98	44d	1	0.50mi
1329 South St Springfield, IL	5.0	2.0	2462	$2,450	$1.00	21d	1	0.63mi
1929 E Spruce St Springfield, IL	3.0	1.0	1500	$1,300	$0.87	44d	1	0.93mi
922 Governor St Springfield, IL	3.0	1.0	1682	$1,200	$0.71	44d	1	1.48mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-05
   status Pending
4. 2026-02-18
   price $159,700
5. 2026-02-08
   listed $167,500 Active
6. 2026-02-05
   historical
7. 2026-01-07
   price
8. 2025-10-30
   price
9. 2025-10-06
   price
10. 2025-09-03
    listed Active

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $2,741 · $228/mo
• Expected delta: +$884/yr (+$74/mo · 47.6%)

ⓘ 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 · 19 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: $19,952
• − Mortgage interest: −$8,946
• − Property taxes: −$1,856
• − Insurance: −$798
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,646
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,934/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): 40,046
• Household income: $69,976
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1529.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -70.79%
• Current HPI: 156.7086
• Rent YoY: ▲ 6.32%
• 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

-4.7% since first listed

10 events — show timeline

• 2026-04-24 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-07 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-02-18 Price Changed $159,700 RMLSA as Distributed by MLS Grid
• 2026-02-08 Listed $167,500 RMLSA as Distributed by MLS Grid
• 2026-02-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-30 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-03 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2024): $1,856 · +9.2% YoY. Source: county tax records.