2127 Grandview Ave · Grandview, IL 62702

$90,000

3 bd · 1.0 ba · 1,055 sqft · SingleFamily · 1 Days on market

Built 1954 9,060 sqft lot Est $103k · 13% 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 +30.0/30.0
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 2127 Grandview Avenue! This light and bright 3-bedroom home is move in ready with new carpet and waterproof luxury vinyl flooring, fresh paint throughout, and updated ceiling fan fixtures. Offering 3 good sized bedrooms and an updated bathroom with a walk-in shower. Replacement windows bring in tons of natural light and give the home a fresh inviting feel. Outside you’ll love the huge yard (2 parcels) which is fully fenced, oversized 2 car detached garage, large concrete patio perfect for grilling, and the cute front! Tons of extra parking with the wide driveway. Ready for you to move right in and start your next chapter!

Key facts

• Huge yard
• Fully fenced
• New carpet

Tags

• NEW CARPET
• UPDATED BATHROOM
• WALK-IN SHOWER
• REPLACEMENT WINDOWS
• HUGE YARD
• FULLY FENCED

Property features AI

Finance

• Other: Living area approximately 1055

Exterior

• Parking: Detached oversized garage with 2 car spaces; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1954
• Construction: Shingle roof
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living, dining, and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); No basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 77/100 on livability (#171 in IL, #3,167 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime A; Watch: amenities F, employment 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.
• Zoned schools: Feitshans Elem Sch (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 296 students, 0% FRL); Washington Middle School (math 3% / reading 6%, grade F, #650 of 665 statewide, top 98%, 531 students, 0% FRL); Lanphier High School (math 10% / reading 16%, grade F, #501 of 693 statewide, top 73%, 1,058 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.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Springfield SD 186 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.0%/yr); 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 + 5.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1954 — 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 F-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. 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: 1.39% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $103,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2127 Grandview Ave	0.00mi	3/1.0	1,055 (0%)	1mo	$95,000	$90	100
1605 N 21st St	0.37mi	3/1.0	1,074 (+2%)	1mo	$100,000	$93	79
2304 Sutherland Rd	0.54mi	2/1.0 (-1)	1,050 (-0%)	2mo	$65,000	$62	67
1717 E Keys Ave	0.39mi	2/2.0 (-1)	1,014 (-4%)	1mo	$112,000	$110	66
1824 N 22nd St	0.55mi	3/2.0	1,100 (+4%)	3mo	$152,500	$139	60
2333 E Keys Ave	0.36mi	2/1.0 (-1)	933 (-12%)	2mo	$93,600	$100	57
2267 Cincinnati Ave	0.31mi	2/1.0 (-1)	905 (-14%)	1mo	$89,000	$98	56
1037 N Wesley St	0.56mi	3/1.0	1,161 (+10%)	2mo	$45,000	$39	56
1516 Fairfield Dr	0.62mi	3/1.0	968 (-8%)	2mo	$107,900	$111	55
2512 Sutherland Rd	0.62mi	3/1.0	950 (-10%)	3mo	$162,000	$171	52
1905 N 21st St	0.62mi	3/1.0	1,184 (+12%)	2mo	$115,000	$97	49
1512 E Watch Ave	0.59mi	2/1.0 (-1)	900 (-15%)	3mo	$22,000	$24	41

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.62×
• Total profit: $15,644
• Equity at exit: $13,419

10-year hold

• IRR: 25.1%
• Equity multiple: 3.38×
• Total profit: $59,911
• Equity at exit: $7,782

Cash invested: $25,200 (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 62702

• Home prices YoY: -34.9%
• Rents YoY: 5.0%
• Active inventory: 131
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$472
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $436

Break-even live

Break-even rent $695

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2281 E Keys Ave Springfield, IL	2.0	1.0	800	$1,200	$1.50	44d	1	0.29mi
3501 E Ridgely Ave Unit FR21 Springfield, IL	3.0	2.0	1216	$1,129	$0.93	21d	1	0.41mi
920 N 19th St Springfield, IL	3.0	1.0	1000	$1,100	$1.10	21d	1	0.53mi
3064 Louise Ln Springfield, IL	3.0	1.0	1100	$1,350	$1.23	21d	1	0.92mi
302 Forrest Ave Springfield, IL	3.0	2.0	924	$1,069	$1.16	21d	1	0.99mi
2213 E Adams St Springfield, IL	3.0	1.0	1200	$1,100	$0.92	44d	1	1.21mi
1413 N 5th St Springfield, IL	3.0	1.0	1200	$1,200	$1.00	21d	1	1.37mi
3319 Ridgewood Ave Springfield, IL	3.0	2.0	1248	$1,094	$0.88	44d	1	1.45mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $90,000 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: $473 · $39/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$785/yr (+$65/mo · 165.9%)

ⓘ 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 ≥104°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: $14,959
• − Mortgage interest: −$5,041
• − Property taxes: −$473
• − Insurance: −$450
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,618
• Taxable income: $3,982
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $4,275/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 — Grandview

• Score: 77/100
• State rank: #171
• US rank: #3167

Category grades

Amenities F Commute A+ Cost of living A+ Crime A Employment F Housing B+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, IL
• County: Sangamon County · 115,414 people
• Metro: Springfield, IL
• Population (ZIP): 31,033
• Household income: $51,136
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1230.0

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 (72%)
• Race & ethnicity: White 72% Black 17% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -79.98%
• Current HPI: 149.1926
• Rent YoY: ▲ 4.95%
• 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

2 events — show timeline

• 2026-05-14 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Listed $90,000 RMLSA as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2024): $473 · -5.9% YoY. Source: county tax records.