2143 Hood St · Springfield, IL 62703

$94,900

2 bd · 1.0 ba · 1,178 sqft · SingleFamily · 3 Days on market

Est $120k · 21% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• 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 MLS

Come see this fresh and clean home in the popular Laketown area. Features include: new carpet, fresh interior paint, many replacement windows, many new light fixtures, and more. See the partially finished basement with ceramic tile flooring, a bar, and a possible 3rd bedroom or office. You will love the 17' x 11' screened breezeway, the maintenance free vinyl siding, the awesome large front yard deck, two driveways, and 1.5 car garage. See this one soon!

Key facts

• Large deck
• Second driveway
• Breezeway

Tags

• LARGE DECK
• PARTIALLY FINISHED BASEMENT
• BAR AREA
• BREEZEWAY
• SECOND DRIVEWAY
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Has basement
• Construction: Not new construction
• Exterior features: Corner lot; Irregular lot shape; Shingle roof

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in bedrooms and living room; Tile in kitchen and basement recreation room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partially finished basement; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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 (+12.2%/yr); 107 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $656 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 $27k 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.
• 3 sale attempts since 25y 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 $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $94,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $120,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2155 Pickett St	0.14mi	2/1.0	1,160 (-2%)	8mo	$120,000	$103	85
3515 Ivanhoe Rd	0.11mi	3/1.0 (+1)	1,233 (+5%)	1mo	$117,000	$95	81
1913 E Hood St	0.26mi	3/1.0 (+1)	1,218 (+3%)	1mo	$147,000	$121	76
3625 Sheffield Rd	0.08mi	3/1.5 (+1)	1,296 (+10%)	4mo	$130,000	$100	69
2456 Devonshire Rd	0.30mi	3/1.0 (+1)	1,270 (+8%)	1mo	$125,000	$98	67
433 W Lake Dr	0.28mi	2/1.0	1,062 (-10%)	6mo	$117,500	$111	66
2414 E Devonshire Rd	0.32mi	2/1.0	1,060 (-10%)	6mo	$114,000	$108	64
2211 Grant St	0.22mi	3/1.0 (+1)	1,040 (-12%)	8mo	$100,000	$96	59
146 Circle Dr	0.24mi	3/2.0 (+1)	1,338 (+14%)	0mo	$175,000	$131	57
1427 Adlai Stevenson Dr	0.74mi	2/1.0	1,200 (+2%)	9mo	$115,000	$96	55
77 Glen Aire Dr	0.73mi	3/1.5 (+1)	1,150 (-2%)	7mo	$80,000	$70	49
3106 Woodward St	0.69mi	3/2.0 (+1)	1,323 (+12%)	6mo	$135,100	$102	33

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $5,433
• Equity at exit: $14,150

10-year hold

• IRR: 18.7%
• Equity multiple: 2.93×
• Total profit: $51,376
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$498
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $231

Break-even live

Break-even rent $853

Max offer price $94,900

Occupancy floor 75%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 W Lake Shore Dr Springfield, IL	2.0	1.0	800	$799	$1.00	21d	1	0.48mi
2473 Ladley Ct Unit 2108-2 B Springfield, IL	2.0	1.0	700	$825	$1.18	44d	1	0.68mi
2473 Ladley Ct Unit 2412-1 L Springfield, IL	2.0	1.0	700	$725	$1.04	44d	1	0.68mi
2949 Fox Bridge Rd Springfield, IL	2.0	1.0	900	$960	$1.07	21d	1	0.86mi
136 East Hazel Dell Ln Springfield, IL	2.0	2.0	1350	$2,300	$1.70	21d	1	0.87mi
6 Ridge Ct Springfield, IL	3.0	1.0	905	$1,350	$1.49	44d	1	1.35mi

Listing history 7 events

1. 2026-05-26
   listed $94,900 Active
2. 2015-01-28
   soldstatus $60,000
3. 2015-01-27
   soldstatus $60,000 458-char remark

   Show marketing remark (458 chars)

   Come see this fresh and clean home in the popular Laketown area. Features include: new carpet, fresh interior paint, many replacement windows, many new light fixtures, and more. See the partially finished basement with ceramic tile flooring, a bar, and a possible 3rd bedroom or office. You will love the 17' x 11' screened breezeway, the maintenance free vinyl siding, the awesome large front yard deck, two driveways, and 1.5 car garage. See this one soon!

4. 2014-10-06
   listed $65,900 458-char remark

   Show marketing remark (458 chars)

   Come see this fresh and clean home in the popular Laketown area. Features include: new carpet, fresh interior paint, many replacement windows, many new light fixtures, and more. See the partially finished basement with ceramic tile flooring, a bar, and a possible 3rd bedroom or office. You will love the 17' x 11' screened breezeway, the maintenance free vinyl siding, the awesome large front yard deck, two driveways, and 1.5 car garage. See this one soon!

5. 2001-04-30
   soldstatus $55,000
6. 2001-04-12
   soldstatus $55,000 206-char remark

   Show marketing remark (206 chars)

   New Carpet On Main Floor, Recently Painted, Intercom, Full Basement For Storage Or Living Space. (Possible 3rd Bed) Fenced Backyard. Breezway Between House & Garage. *A Coil For Ac Needs To Be Replaced*

7. 2001-01-11
   listed $59,900 206-char remark

   Show marketing remark (206 chars)

   New Carpet On Main Floor, Recently Painted, Intercom, Full Basement For Storage Or Living Space. (Possible 3rd Bed) Fenced Backyard. Breezway Between House & Garage. *A Coil For Ac Needs To Be Replaced*

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$255/yr (+$21/mo · 15.5%)

ⓘ 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 2% 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: $13,753
• − Mortgage interest: −$5,316
• − Property taxes: −$1,644
• − Insurance: −$474
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,761
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,449/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

• 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

+58.4% since first listed

7 events — show timeline

• 2026-05-26 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2015-01-28 Sold (Public Records) $60,000 Public Records
• 2015-01-27 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2014-10-06 Listed $65,900 RMLSA as Distributed by MLS Grid
• 2001-04-30 Sold (Public Records) $55,000 Public Records
• 2001-04-12 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2001-01-11 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $1,644 · +5.1% YoY. Source: county tax records.