8 Douglas Ct · Springfield, IL 62704

$99,900

2 bd · 1.0 ba · 904 sqft · SingleFamily · 1 Days on market

Est $100k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.7/15.0
• 1% rule +6.8/10.0
• 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

Listing remarks MLS

Very Well-Kept 2 Br Home W/Full Bsmt & Extra Deep Garage. Fenced Backyard. Nice Covered Front Porch. Newer Carpet & Hardwood Floors In The Bedrooms. Quiet Cul-De-Sac Street.

Key facts

• Built in shelving
• Cul-de-sac
• Fenced backyard

Tags

• CUL-DE-SAC
• UPDATED KITCHEN CABINETS
• FENCED BACKYARD
• PARTIALLY FINISHED ROOM
• BUILT IN SHELVING

Property features AI

Exterior

• Parking: Detached carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Has a full, unfinished basement; Living area approximately 904 (building area total listed as 904)
• Construction: Not new construction
• Exterior features: Fenced yard; Located on a cul-de-sac; Level lot; Irregular lot dimensions; Shingle roof

Interior

• Bedrooms: 2 bedrooms (Bedroom 1, main level; Bedroom 2, main level)
• Flooring: Luxury vinyl plank in primary living areas and bedrooms; Vinyl in the kitchen; Other flooring in the basement recreation room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Cable available; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.0% 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 (+6.3%/yr); 177 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $52k; list at $100k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

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: 1.18% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $100,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Centre St	0.05mi	2/1.0	875 (-3%)	15mo	$90,000	$103	80
1041 Centre St	0.16mi	3/1.0 (+1)	900 (-0%)	13mo	$100,000	$111	76
18 Goodwin Ct	0.27mi	2/1.0	952 (+5%)	9mo	$98,000	$103	71
10 Reed Ct	0.47mi	2/1.0	846 (-6%)	1mo	$110,000	$130	66
2819 S Lincoln	0.52mi	3/1.0 (+1)	869 (-4%)	6mo	$120,000	$138	59
1530 Homewood Ave	0.64mi	2/1.0	840 (-7%)	16mo	$89,900	$107	45
2909 S Glenwood Ave	0.58mi	2/1.0	1,015 (+12%)	9mo	$72,500	$71	44
1529 W Reed Ave	0.57mi	2/1.0	784 (-13%)	10mo	$149,000	$190	43
1017 W Iles Ave	0.72mi	3/1.0 (+1)	951 (+5%)	12mo	$112,000	$118	43
1546 Reed Ave	0.56mi	3/1.0 (+1)	1,000 (+11%)	14mo	$166,500	$167	40
2824 S Glenwood Ave	0.63mi	2/1.0	1,009 (+12%)	15mo	$72,000	$71	39
2901 S Glenwood Ave	0.60mi	1/1.0 (-1)	800 (-12%)	20mo	$57,500	$72	32

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,175
• Equity at exit: $14,895

10-year hold

• IRR: 14.6%
• Equity multiple: 2.37×
• Total profit: $38,313
• Equity at exit: $8,638

Cash invested: $27,972 (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: 177
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$524
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $224

Break-even live

Break-even rent $900

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $280	-5% $252	+0% $224	+5% $195	+10% $167
Rent	-10% $130	-5% $177	+0% $224	+5% $270	+10% $317
Rate	-1.0pp $274	-0.5pp $249	base $224	+0.5pp $198	+1.0pp $171

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Douglas Ct Springfield, IL	3.0	1.0	1000	$1,300	$1.30	22d	1	0.05mi
1666 Seven Pines Rd Springfield, IL	1.0–4.0	1.0–1.5	1025	$1,167	$1.14	22d	1	0.58mi
2715 S MacArthur Blvd Unit 01 Springfield, IL	2.0	1.5	935	$975	$1.04	45d	1	0.60mi
9 Candlelight Dr Springfield, IL	1.0–3.0	1.0–2.0	980	$1,256	$1.28	22d	20	0.68mi
2119 Saratoga Dr Unit 3 Springfield, IL	2.0	1.0	800	$925	$1.16	45d	1	1.07mi
3116 Concord Dr Springfield, IL	2.0	1.0	944	$950	$1.01	45d	1	1.12mi
604 Bryn Mawr Blvd Springfield, IL	2.0	1.0	850	$1,100	$1.29	45d	1	1.38mi
2300 Lombard Ave Unit 2300 Lombard Springfield, IL	2.0	1.0	1100	$1,350	$1.23	22d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 382-char remark
2. 2026-06-19
   listed $99,900 Active 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: $1,750 · $146/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$259/yr (+$22/mo · 14.8%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,204
• − Mortgage interest: −$5,596
• − Property taxes: −$1,750
• − Insurance: −$500
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,906
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,401/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): 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

+212.2% since first listed

4 events — show timeline

• 2026-06-18 Listed $99,900 RMLSA as Distributed by MLS Grid
• 1997-09-19 Sold (MLS) $52,500 RMLSA as Distributed by MLS Grid
• 1997-08-19 Listed $56,900 RMLSA as Distributed by MLS Grid
• 1992-06-30 Sold (Public Records) $32,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,750 · +5.1% YoY. Source: county tax records.