900 S Durkin Dr · Springfield, IL 62704

$110,000

2 bd · 1.5 ba · 1,814 sqft · Townhouse · 1 Days on market

Built 1973

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% 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: 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.
• Zoned schools: Dubois Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 443 students, 0% FRL); U S Grant Middle School (math 6% / reading 15%, grade F, #580 of 665 statewide, top 88%, 529 students, 0% FRL); Springfield High School (math 44% / reading 53%, grade D, #49 of 693 statewide, top 7%, 1,461 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; 1 comparable units currently listed for rent nearby; 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 $761 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 + 6.3% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 46 sale attempts since 29y ago; this cycle's ask is 61% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $110k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1973 — 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $284,798
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 S Durkin Dr #25	0.03mi	2/1.5	1,814 (0%)	22mo	$80,000	$44	80
3208 Mackinaw Ln	0.74mi	3/2.0 (+1)	1,704 (-6%)	21mo	$267,000	$157	31

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,196
• Equity at exit: $16,401

10-year hold

• IRR: 13.7%
• Equity multiple: 2.27×
• Total profit: $39,028
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $230

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $306	-5% $268	+0% $230	+5% $192	+10% $154
Rent	-10% $131	-5% $181	+0% $230	+5% $280	+10% $329
Rate	-1.0pp $286	-0.5pp $258	base $230	+0.5pp $202	+1.0pp $173

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4044 Oakbrook Ct Springfield, IL	2.0	2.0	1300	$1,500	$1.15	22d	1	1.48mi

Listing history 1 events

1. 2026-06-19
   listed $110,000 Active 1 DOM

ⓘ 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 · 21 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: $15,047
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,200
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,506/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): 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

+33.9% since first listed

96 events — show timeline

• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-07-15 Sold (MLS) $69,500 RMLSA as Distributed by MLS Grid
• 2010-06-08 Sold (MLS) $66,625 RMLSA as Distributed by MLS Grid
• 2010-05-26 Sold (MLS) $58,000 RMLSA as Distributed by MLS Grid
• 2010-02-18 Listed $68,500 RMLSA as Distributed by MLS Grid
• 2010-02-03 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2009-11-06 Sold (MLS) $68,500 RMLSA as Distributed by MLS Grid
• 2009-10-14 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2009-09-05 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2009-08-21 Sold (MLS) $62,750 RMLSA as Distributed by MLS Grid
• 2009-08-07 Sold (MLS) $41,495 RMLSA as Distributed by MLS Grid
• 2009-08-04 Sold (MLS) $66,000 RMLSA as Distributed by MLS Grid
• 2009-05-13 Listed $68,000 RMLSA as Distributed by MLS Grid
• 2009-05-01 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2009-02-07 Listed $67,000 RMLSA as Distributed by MLS Grid
• 2008-08-29 Sold (MLS) $66,000 RMLSA as Distributed by MLS Grid
• 2008-06-30 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2008-06-27 Sold (MLS) $54,000 RMLSA as Distributed by MLS Grid
• 2008-06-14 Listed $68,500 RMLSA as Distributed by MLS Grid
• 2008-05-03 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2008-03-25 Listed $59,500 RMLSA as Distributed by MLS Grid
• 2008-02-19 Sold (MLS) $66,000 RMLSA as Distributed by MLS Grid
• 2008-01-18 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2007-10-24 Listed $47,000 RMLSA as Distributed by MLS Grid
• 2007-09-28 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2007-09-04 Sold (MLS) $68,000 RMLSA as Distributed by MLS Grid
• 2007-08-15 Listed $67,900 RMLSA as Distributed by MLS Grid
• 2007-06-28 Sold (MLS) $67,000 RMLSA as Distributed by MLS Grid
• 2007-04-07 Listed $71,500 RMLSA as Distributed by MLS Grid
• 2007-03-23 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2007-03-22 Listed $67,900 RMLSA as Distributed by MLS Grid
• 2007-02-13 Listed $68,500 RMLSA as Distributed by MLS Grid
• 2006-06-28 Listed $68,900 RMLSA as Distributed by MLS Grid
• 2006-05-25 Sold (MLS) $67,900 RMLSA as Distributed by MLS Grid
• 2006-05-01 Listed $67,900 RMLSA as Distributed by MLS Grid
• 2006-01-31 Sold (MLS) $62,500 RMLSA as Distributed by MLS Grid
• 2005-12-30 Sold (MLS) $59,000 RMLSA as Distributed by MLS Grid
• 2005-11-23 Sold (MLS) $65,900 RMLSA as Distributed by MLS Grid
• 2005-11-16 Listed $65,900 RMLSA as Distributed by MLS Grid
• 2005-10-16 Listed $68,900 RMLSA as Distributed by MLS Grid
• 2005-07-18 Listed $59,000 RMLSA as Distributed by MLS Grid
• 2005-07-13 Sold (MLS) $62,800 RMLSA as Distributed by MLS Grid
• 2005-05-20 Listed $63,900 RMLSA as Distributed by MLS Grid
• 2005-05-20 Sold (MLS) $54,000 RMLSA as Distributed by MLS Grid
• 2005-05-09 Sold (MLS) $62,000 RMLSA as Distributed by MLS Grid
• 2005-04-29 Sold (MLS) $61,000 RMLSA as Distributed by MLS Grid
• 2005-04-07 Listed $62,500 RMLSA as Distributed by MLS Grid
• 2005-03-14 Listed $62,900 RMLSA as Distributed by MLS Grid
• 2005-03-01 Listed $57,400 RMLSA as Distributed by MLS Grid
• 2004-01-30 Sold (MLS) $63,500 RMLSA as Distributed by MLS Grid
• 2003-12-08 Listed $63,900 RMLSA as Distributed by MLS Grid
• 2003-10-24 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2003-09-03 Listed $59,500 RMLSA as Distributed by MLS Grid
• 2003-06-27 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2003-04-05 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2003-02-28 Sold (MLS) $55,500 RMLSA as Distributed by MLS Grid
• 2003-01-27 Listed $57,900 RMLSA as Distributed by MLS Grid
• 2002-10-24 Sold (MLS) $56,000 RMLSA as Distributed by MLS Grid
• 2002-09-04 Sold (MLS) $54,500 RMLSA as Distributed by MLS Grid
• 2002-07-03 Listed $56,500 RMLSA as Distributed by MLS Grid
• 2002-06-03 Listed $56,000 RMLSA as Distributed by MLS Grid
• 2002-04-30 Listed $57,900 RMLSA as Distributed by MLS Grid
• 2002-04-30 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2002-04-11 Sold (MLS) $57,500 RMLSA as Distributed by MLS Grid
• 2002-03-05 Listed $57,500 RMLSA as Distributed by MLS Grid
• 2002-03-04 Sold (MLS) $53,500 RMLSA as Distributed by MLS Grid
• 2002-02-28 Sold (MLS) $57,500 RMLSA as Distributed by MLS Grid
• 2002-01-18 Listed $56,000 RMLSA as Distributed by MLS Grid
• 2001-10-24 Sold (MLS) $59,500 RMLSA as Distributed by MLS Grid
• 2001-10-04 Listed $59,500 RMLSA as Distributed by MLS Grid
• 2001-09-13 Listed $59,500 RMLSA as Distributed by MLS Grid
• 2001-08-31 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2001-07-13 Listed $57,000 RMLSA as Distributed by MLS Grid
• 2001-07-13 Sold (MLS) $49,000 RMLSA as Distributed by MLS Grid
• 2001-06-25 Sold (MLS) $53,500 RMLSA as Distributed by MLS Grid
• 2001-05-10 Listed $56,300 RMLSA as Distributed by MLS Grid
• 2001-04-11 Listed $53,900 RMLSA as Distributed by MLS Grid
• 2000-06-27 Sold (MLS) $51,500 RMLSA as Distributed by MLS Grid
• 2000-06-19 Sold (MLS) $53,500 RMLSA as Distributed by MLS Grid
• 2000-03-24 Sold (MLS) $52,000 RMLSA as Distributed by MLS Grid
• 2000-03-17 Listed $54,500 RMLSA as Distributed by MLS Grid
• 2000-03-02 Listed $56,000 RMLSA as Distributed by MLS Grid
• 2000-01-05 Listed $56,500 RMLSA as Distributed by MLS Grid
• 1998-09-14 Sold (MLS) $51,000 RMLSA as Distributed by MLS Grid
• 1998-08-26 Sold (MLS) $58,900 RMLSA as Distributed by MLS Grid
• 1998-08-26 Sold (MLS) $54,500 RMLSA as Distributed by MLS Grid
• 1998-08-24 Listed $57,500 RMLSA as Distributed by MLS Grid
• 1998-07-15 Sold (MLS) $53,000 RMLSA as Distributed by MLS Grid
• 1998-07-11 Listed $56,500 RMLSA as Distributed by MLS Grid
• 1998-06-28 Listed $51,000 RMLSA as Distributed by MLS Grid
• 1998-05-11 Listed $54,900 RMLSA as Distributed by MLS Grid
• 1998-04-24 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 1997-12-11 Listed $51,900 RMLSA as Distributed by MLS Grid