2452 S 5th St · Springfield, IL 62703

$129,900

4 bd · 2.0 ba · 1,745 sqft · SingleFamily · 3 Days on market

Built 1958 6,840 sqft lot Est $141k · 8% under

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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 +27.5/30.0
• ARV discount +11.1/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 4 bed/ 2 ba 1958 Home tucked in town with cool character in every room, covered deck, sunroom, 2 car garage and sculpted for yard! This home has been in the family for over 60 YEARS! Liv Rm has cedar walls, brick FP and space to unwind! Kit offers newer appliances, eat in area and plenty cabinets! 3 bedrooms flank the hallway with retro bath and good storage closets! Master is BIG~ has walk in closet, full bath, space and opens to heated sunroom solarium! Downstairs finds great storage room and 1/2 space is finished for a family room! Outside holds interesting flower areas, seating areas and grassy space too! 2 car detached garage. Take a peek~ great living area, inside and out!! Sel

Key facts

• 6,840 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Detached 2-car garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1958
• Construction: Crawl space foundation
• Exterior features: Shingle roof; Level to sloped lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Luxury vinyl plank flooring in the kitchen
• Bedrooms: 4 bedrooms total; Bedroom sizes (examples): Bedroom 1 ~16.2 x 11.4 (main level), Bedroom 2 ~11.3 x 8.5 (main level), Bedroom 3 ~10.1 x 10 (main level), Bedroom 4 ~10.11 x 11.8 (main level)
• Flooring: Hardwood in the living room; Carpet in multiple bedrooms and basement family room; Luxury vinyl plank in the kitchen; Other flooring in the sunroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Cable available; Ceiling fan(s); Wood-burning fireplace in the living room; Basement (crawl space, full, partially finished); Egress windows in lower-level rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.8% 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 (+12.2%/yr); 107 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 40% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1958 — 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. 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: 1.17% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $141,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Bryn Mawr Blvd	0.23mi	4/1.0	1,736 (-0%)	3mo	$150,000	$86	82
2437 S 9th St	0.25mi	3/1.5 (-1)	1,692 (-3%)	7mo	$141,000	$83	71
2501 S 10th St	0.32mi	3/2.0 (-1)	1,644 (-6%)	1mo	$49,000	$30	70
2513 S Pasfield St	0.48mi	3/1.0 (-1)	1,769 (+1%)	1mo	$174,000	$98	66
2431 S 9th St	0.24mi	4/1.5	1,540 (-12%)	8mo	$103,000	$67	61
61 Bonnie Ct	0.24mi	3/1.0 (-1)	1,921 (+10%)	6mo	$143,100	$74	58
2321 S Pasfield St	0.51mi	3/1.0 (-1)	1,858 (+6%)	1mo	$151,150	$81	55
2033 S Spring St	0.55mi	4/1.5	1,619 (-7%)	8mo	$159,900	$99	53
1825 S Spring St	0.72mi	3/2.0 (-1)	1,683 (-4%)	8mo	$127,000	$75	49
1933 S 1st St	0.60mi	3/1.5 (-1)	1,599 (-8%)	3mo	$90,000	$56	49
2228 14th St	0.75mi	3/2.0 (-1)	1,792 (+3%)	8mo	$75,000	$42	49
2136 Whittier Ave	0.62mi	4/2.0	2,004 (+15%)	2mo	$187,000	$93	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.31×
• Total profit: $11,433
• Equity at exit: $19,369

10-year hold

• IRR: 20.7%
• Equity multiple: 3.14×
• Total profit: $77,859
• 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 62703

• Home prices YoY: -28.9%
• Rents YoY: 12.2%
• Active inventory: 107
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$681
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $385

Break-even live

Break-even rent $1,030

Max offer price $129,900

Occupancy floor 70%

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 9 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	0.38mi
1933 S 2nd St Springfield, IL	4.0	2.0	1433	$1,400	$0.98	43d	1	0.54mi
1213 E Ash St Springfield, IL	3.0	2.0	1861	$2,030	$1.09	21d	1	0.78mi
1726 S 6th St Springfield, IL	3.0	1.5	1408	$1,500	$1.07	43d	1	0.79mi
1600 S 6th St Unit 1 Springfield, IL	3.0	2.0	1100	$1,250	$1.14	21d	1	0.89mi
1214 S 7th St Unit C Springfield, IL	3.0	1.0	1200	$1,350	$1.12	43d	1	1.18mi
229 W Allen St Springfield, IL	3.0	1.5	1050	$1,305	$1.24	21d	1	1.28mi
1104 S 11th St Unit A Springfield, IL	3.0	1.0	1200	$1,000	$0.83	43d	1	1.34mi
1929 E Spruce St Springfield, IL	3.0	1.0	1500	$1,300	$0.87	43d	1	1.43mi

Listing history 10 events

1. 2026-06-15
   status $129,900 Pending 3 DOM
2. 2026-06-15
   days on market $129,900 Active 3 DOM
3. 2026-06-13
   statusdays on market $129,900 Active 1 DOM
4. 2026-06-10
   days on market $129,900 Coming Soon 8 DOM
5. 2026-06-09
   days on market $129,900 Coming Soon 7 DOM
6. 2026-06-08
   days on market $129,900 Coming Soon 6 DOM
7. 2026-06-07
   days on market $129,900 Coming Soon 5 DOM
8. 2026-06-05
   days on market $129,900 Coming Soon 2 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $129,900 Coming Soon 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: $937 · $78/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: +$1,006/yr (+$84/mo · 107.4%)

ⓘ 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: $18,198
• − Mortgage interest: −$7,276
• − Property taxes: −$937
• − Insurance: −$650
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,779
• Taxable income: $2,645
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,981/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

1 event — show timeline

• 2026-06-03 Coming Soon $129,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2025): $937 · -3.6% YoY. Source: county tax records.