3012 Taylor Ave #58 · Springfield, IL 62703

$34,000

2 bd · 2.0 ba · 988 sqft · Condo · 23 Days on market

Built 1977 Fair condition $180/mo HOA · 20% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

Key facts

• $180 HOA
• Parking
• Built 1977

Property features AI

Finance

• Other: Unit is part of Village Green Condominium community
• HOA & community: Monthly association fee of $180; Association covers snow removal and lawn care (and other services)

Exterior

• Parking: Carport with paved parking; No garage
• Utilities: Public water; Public sewer
• Home design: Attached property; 3 total stories; Built in 1977
• Construction: No new construction
• Exterior features: Other-style roof; Level lot; Paved road access

Interior

• Kitchen: Kitchen (apparent standard layout)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other flooring throughout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: No basement; No fireplaces
• Laundry & utility: Public water and sewer service

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $34k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($33k) 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.
• Current owner paid $14k; list at $34k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $33,490 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.66% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.90%
• DSCR: 2.69
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.4%
• Equity multiple: 2.95×
• Total profit: $18,554
• Equity at exit: $5,070

10-year hold

• IRR: 50.6%
• Equity multiple: 7.63×
• Total profit: $63,111
• Equity at exit: $2,940

Cash invested: $9,520 (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: 3.1×

Monthly cashflow live

• Estimated rent: $906 high
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$180
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $301

Break-even live

Break-even rent $525

Max offer price $34,000

Occupancy floor 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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2473 Ladley Ct Springfield, IL	1.0	1.0	580	$725	$1.25	43d	1	0.23mi
2473 Ladley Ct Unit 2108-2 B Springfield, IL	2.0	1.0	700	$825	$1.18	43d	1	0.25mi
2473 Ladley Ct Unit 2412-1 L Springfield, IL	2.0	1.0	700	$725	$1.04	43d	1	0.25mi
2473 Ladley Ct Unit 2520-8 RR Springfield, IL	1.0	1.0	580	$600	$1.03	43d	1	0.25mi
110 W Lake Shore Dr Springfield, IL	2.0	1.0	800	$799	$1.00	21d	1	0.33mi
2949 Fox Bridge Rd Springfield, IL	2.0	1.0	900	$960	$1.07	21d	1	0.72mi
6 Ridge Ct Springfield, IL	3.0	1.0	905	$1,350	$1.49	43d	1	0.92mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Likely covers: trashsnow removalparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $34,000 Active 23 DOM
2. 2026-06-18
   days on market $34,000 Active 22 DOM
3. 2026-06-17
   days on market $34,000 Active 21 DOM
4. 2026-06-16
   days on market $34,000 Active 20 DOM
5. 2026-06-15
   days on market $34,000 Active 19 DOM
6. 2026-06-14
   days on market $34,000 Active 17 DOM
7. 2026-06-13
   days on market $34,000 Active 16 DOM
8. 2026-06-10
   days on market $34,000 Active 14 DOM
9. 2026-06-09
   days on market $34,000 Active 13 DOM
10. 2026-06-08
    days on market $34,000 Active 12 DOM
11. 2026-06-07
    days on market $34,000 Active 11 DOM
12. 2026-06-05
    days on market $34,000 Active 8 DOM
13. 2026-06-03
    days on market $34,000 Active 7 DOM
14. 2026-06-02
    days on market $34,000 Active 6 DOM
15. 2026-06-01
    days on market $34,000 Active 5 DOM
16. 2026-05-31
    days on market $34,000 Active 4 DOM
17. 2026-05-30
    days on market $34,000 Active 3 DOM
18. 2026-05-27
    listed $34,000 Active
19. 2026-04-21
    historical
20. 2026-04-10
    price
21. 2026-03-20
    listed Active
22. 2025-08-11
    soldstatus $14,000 Closed 475-char remark

    Show marketing remark (475 chars)

    GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

23. 2025-07-11
    status Pending 475-char remark

    Show marketing remark (475 chars)

    GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

24. 2025-06-24
    price $14,900 475-char remark

    Show marketing remark (475 chars)

    GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

25. 2025-06-09
    price $19,900 475-char remark

    Show marketing remark (475 chars)

    GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

26. 2025-04-30
    listed $24,900 Active 475-char remark

    Show marketing remark (475 chars)

    GREAT PRICE AND GREAT OPPORTUNITY! This unit is located on lower level and the interior offers 988sf of living space with a living room with dining area, a small kitchen, a primary bedroom with ensuite bathroom, 2nd bedroom and 2nd bathroom. HOA fee covers yard care, snow removal, trash pick up and care of all common areas. Assigned parking. Owner Occupant only complex, no renting of the property allowed however Condo Complex may allow CFD or lease to own. Sold As Is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,871
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$870
• − Management: −$870
• − HOA: −$2,160
• − Depreciation: −$989
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $2,793/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This condo is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design
• Minor flooring — some wear
• Minor interior paint — some wear

Value-add opportunities

• Both new flooring — improves appearance and durability
• Both new kitchen cabinets — enhances functionality and aesthetics
• Both new bathroom fixtures — updates design and functionality
• Both paint interior walls — refreshes appearance and improves air quality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
flooring · some wear	Minor	$500–3,000
interior paint · some wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both new flooring — improves appearance and durability ↑
• Both new kitchen cabinets — enhances functionality and aesthetics ↑
• Both new bathroom fixtures — updates design and functionality ↑
• Both paint interior walls — refreshes appearance and improves air quality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+36.5% since first listed

9 events — show timeline

• 2026-05-27 Listed $34,000 RMLSA as Distributed by MLS Grid
• 2026-04-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-04-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2026-03-20 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-11 Sold (MLS) $14,000 RMLSA as Distributed by MLS Grid
• 2025-07-11 Pending — RMLSA as Distributed by MLS Grid
• 2025-06-24 Price Changed $14,900 RMLSA as Distributed by MLS Grid
• 2025-06-09 Price Changed $19,900 RMLSA as Distributed by MLS Grid
• 2025-04-30 Listed $24,900 RMLSA as Distributed by MLS Grid