1720 W Glenn Ave · Jerome, IL 62704

$139,900

3 bd · 1.0 ba · 975 sqft · SingleFamily · 3 Days on market

Built 1951 10,800 sqft lot Est $131k · 7% over

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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 +13.7/30.0
• Livability +4.7/5.0
• ARV discount +4.3/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maintenance free exterior, fenced back yard. Hardwood and ceramic floors. French door in Dining Room. Recent Improvements: New roof, Wall insulation, Attic insulation, Thermo pane windows, Entrance door, Vinyl siding, Seamless gutters, Aluminum soffit & fascia, Bath and Kitchen remodel, Laundry room cabinets, counter top, and Laundry room sink, Light fixtures, Fresh interior paint. Matching Stainless Steel Refrigerator, Range, Microwave, Dishwasher.

Key facts

• Radon mediation
• Fenced yard
• Close to shopping

Tags

• NEW SHED
• FENCED YARD
• RADON MEDIATION
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Built in 1951
• Construction: Shingle roof; No new construction
• Exterior features: Fenced lot; Level lot; Outbuilding on the property

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Tile flooring in kitchen
• Bedrooms: 3 bedrooms: three on the main level
• Flooring: Hardwood flooring in living room and bedrooms; Tile in kitchen; Vinyl in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Radon mitigation system; No basement
• Laundry & utility: Main-level laundry (vinyl flooring)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $11 ($130/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 $129k (7.7% below list).
• Recommended offer: $129k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 93/100 on livability (#1 in IL, #17 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment C-.
• 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: Lindsay School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 423 students, 0% FRL); Benjamin Franklin Middle School (math 23% / reading 31%, grade F, #302 of 665 statewide, top 47%, 713 students, 0% FRL); 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 (+6.3%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $967 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,061 (7.7% below list)

Questions for the listing agent

1. Built in 1951 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.92% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $130,650
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 S Welch Ave	0.09mi	3/1.0	950 (-3%)	9mo	$145,000	$153	84
1546 Reed Ave	0.33mi	3/1.0	1,000 (+3%)	14mo	$166,500	$167	69
1729 W Glenn Ave	0.04mi	3/1.0	1,041 (+7%)	23mo	$140,000	$134	68
1713 W Iles Ave	0.15mi	3/1.0	1,071 (+10%)	13mo	$93,000	$87	66
2701 S Welch Ave	0.08mi	2/2.0 (-1)	1,101 (+13%)	16mo	$114,900	$104	52
10 Reed Ct	0.48mi	2/1.0 (-1)	846 (-13%)	2mo	$110,000	$130	49
1 Nottingham Rd	0.52mi	3/1.0	1,080 (+11%)	13mo	$172,500	$160	47
2819 S Lincoln	0.65mi	3/1.0	869 (-11%)	6mo	$120,000	$138	46
1530 Homewood Ave	0.27mi	2/1.0 (-1)	840 (-14%)	16mo	$89,900	$107	46
1330 W Glenn Ave	0.45mi	2/1.0 (-1)	1,115 (+14%)	15mo	$127,000	$114	38
1516 W Glenn St	0.33mi	2/2.0 (-1)	840 (-14%)	21mo	$152,000	$181	36

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-17,481
• Equity at exit: $20,860

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $5,421
• Equity at exit: $12,096

Cash invested: $39,172 (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 62704

• Home prices YoY: -31.1%
• Rents YoY: 6.3%
• Active inventory: 183
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$734
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $11

Break-even live

Break-even rent $1,277

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $90	-5% $50	+0% $11	+5% $-29	+10% $-68
Rent	-10% $-91	-5% $-40	+0% $11	+5% $62	+10% $113
Rate	-1.0pp $81	-0.5pp $46	base $11	+0.5pp $-25	+1.0pp $-62

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 Seven Pines Rd Springfield, IL	1.0–4.0	1.0–1.5	1025	$1,383	$1.35	23d	1	0.70mi
2715 S MacArthur Blvd Unit 01 Springfield, IL	2.0	1.5	935	$975	$1.04	45d	1	0.76mi
2300 Lombard Ave Unit 2300 Lombard Springfield, IL	2.0	1.0	1100	$1,350	$1.23	23d	1	0.83mi
9 Candlelight Dr Springfield, IL	1.0–3.0	1.0–2.0	980	$1,535	$1.57	23d	20	0.84mi
12 Douglas Ct Springfield, IL	3.0	1.0	1000	$1,300	$1.30	23d	1	0.88mi
3116 Concord Dr Springfield, IL	2.0	1.0	944	$950	$1.01	45d	1	1.07mi
2119 Saratoga Dr Unit 3 Springfield, IL	2.0	1.0	800	$925	$1.16	45d	1	1.09mi

Listing history 5 events

1. 2026-06-18
   status $139,900 Pending 3 DOM
2. 2026-06-18
   days on market $139,900 Active 3 DOM
3. 2026-06-17
   days on market $139,900 Active 2 DOM
4. 2026-06-15
   remarks 228-char remark
5. 2026-06-15
   listed $139,900 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: $2,602 · $217/mo
• Projected year-2 tax: $2,889 · $241/mo
• Expected delta: +$287/yr (+$24/mo · 11.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,487
• − Mortgage interest: −$7,837
• − Property taxes: −$2,602
• − Insurance: −$700
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,070
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $657/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 — Jerome

• Score: 93/100
• State rank: #1
• US rank: #17

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerome, IL
• County: Sangamon County · 115,414 people
• 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

+55.6% since first listed

4 events — show timeline

• 2026-06-15 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2011-11-15 Sold (Public Records) $88,000 Public Records
• 2011-11-10 Sold (MLS) $88,000 RMLSA as Distributed by MLS Grid
• 2011-05-16 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,602 · +4.4% YoY. Source: county tax records.