2100 Spring St · Springfield, IL 62704

$159,900

3 bd · 2.0 ba · 2,042 sqft · SingleFamily · 4 Days on market

6,000 sqft lot Est $184k · 13% under

---

Why this score? — see what drove the D+ 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 +14.2/30.0
• ARV discount +13.3/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• 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

This family has called this home for 26 years, with loving care. 3 Bedrooms, one on the main floor. 2 full and 1 half baths. Great living spaces PLUS awesome storage areas on all levels. 9 foot ceilings. Crown Molding and Oak Trim. Lovely wood plank Laminate over the existing hardwood floors. Cute kitchen with great pantry. Cozy Family Room with Fireplace. BONUS: Salon with exterior entrance, which could include the dryers and wash basin, if buyer would like to them to remain. Professional Waterproofed Basement by Greentree (with Warranty). Many updates including all PVC plumbing, Sump pump new in August, All plugs are grounded. Home Warranty offered with an Acceptable Offer.

Key facts

• New plumbing
• Updated kitchen
• New roof

Tags

• UPDATED KITCHEN
• REMODELED BATHROOMS
• NEW ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL WIRING
• NEW PLUMBING

Property features AI

Exterior

• Parking: Parking pad (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Living area about 2042
• Construction: Shingle roof; Year built not provided
• Exterior features: Lot with 40x150 dimensions; Other lot features

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (one on main level; two on upper level)
• Flooring: Luxury vinyl plank flooring in bedrooms and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air
• Interior features: One fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Black Hawk Elem School (math 5% / reading 15%, grade F, #1,477 of 2,056 statewide, top 74%, 246 students, 0% FRL); Jefferson Middle School (math 3% / reading 8%, grade F, #635 of 665 statewide, top 95%, 539 students, 0% FRL); Springfield Southeast High Sch (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 1,261 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $91k; list at $160k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $147,626 (7.7% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $183,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 S Spring St	0.28mi	3/1.5	2,056 (+1%)	2mo	$142,000	$69	82
2136 Whittier Ave	0.22mi	4/2.0 (+1)	2,004 (-2%)	2mo	$187,000	$93	80
1616 S Whittier Ave	0.42mi	3/1.5	2,096 (+3%)	7mo	$155,000	$74	68
2020 S Glenwood Ave	0.52mi	3/2.0	2,074 (+2%)	6mo	$260,000	$125	68
2321 S Pasfield St	0.29mi	3/1.0	1,858 (-9%)	1mo	$151,150	$81	67
61 Bonnie Ct	0.33mi	3/1.0	1,921 (-6%)	6mo	$143,100	$74	66
1740 S Lowell Ave	0.38mi	3/2.0	1,831 (-10%)	2mo	$195,000	$106	64
1817 Whittier Ave	0.33mi	4/2.0 (+1)	1,852 (-9%)	2mo	$230,000	$124	63
2513 S Pasfield St	0.40mi	3/1.0	1,769 (-13%)	1mo	$174,000	$98	54
725 Spruce St	0.66mi	4/2.0 (+1)	1,912 (-6%)	0mo	$155,750	$81	53
2136 S State St	0.60mi	2/2.0 (-1)	1,882 (-8%)	6mo	$169,900	$90	49
108 W Pine St	0.54mi	3/1.5	1,781 (-13%)	5mo	$58,000	$33	47

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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-19,071
• Equity at exit: $23,842

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $8,147
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$234 /mo · $2,813/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $27

Break-even live

Break-even rent $1,442

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $72	+0% $27	+5% $-19	+10% $-64
Rent	-10% $-90	-5% $-32	+0% $27	+5% $85	+10% $143
Rate	-1.0pp $107	-0.5pp $67	base $27	+0.5pp $-15	+1.0pp $-57

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1933 S 2nd St Springfield, IL	4.0	2.0	1433	$1,400	$0.98	45d	1	0.13mi
1726 S 6th St Springfield, IL	3.0	1.5	1408	$1,500	$1.07	45d	1	0.52mi
1213 E Ash St Springfield, IL	3.0	2.0	1861	$2,030	$1.09	23d	1	0.85mi
1929 E Spruce St Springfield, IL	3.0	1.0	1500	$1,300	$0.87	45d	1	1.48mi

Listing history 8 events

1. 2026-06-03
   status $159,900 Pending 4 DOM
2. 2026-06-02
   days on market $159,900 Active 4 DOM
3. 2026-06-01
   days on market $159,900 Active 3 DOM
4. 2026-05-31
   days on market $159,900 Active 2 DOM
5. 2026-05-28
   listed $159,900 Active
6. 2020-04-03
   soldstatus $91,250
7. 2020-03-31
   soldstatus $91,250 684-char remark

   Show marketing remark (684 chars)

   This family has called this home for 26 years, with loving care. 3 Bedrooms, one on the main floor. 2 full and 1 half baths. Great living spaces PLUS awesome storage areas on all levels. 9 foot ceilings. Crown Molding and Oak Trim. Lovely wood plank Laminate over the existing hardwood floors. Cute kitchen with great pantry. Cozy Family Room with Fireplace. BONUS: Salon with exterior entrance, which could include the dryers and wash basin, if buyer would like to them to remain. Professional Waterproofed Basement by Greentree (with Warranty). Many updates including all PVC plumbing, Sump pump new in August, All plugs are grounded. Home Warranty offered with an Acceptable Offer.

8. 2019-10-26
   listed $88,000 684-char remark

   Show marketing remark (684 chars)

   This family has called this home for 26 years, with loving care. 3 Bedrooms, one on the main floor. 2 full and 1 half baths. Great living spaces PLUS awesome storage areas on all levels. 9 foot ceilings. Crown Molding and Oak Trim. Lovely wood plank Laminate over the existing hardwood floors. Cute kitchen with great pantry. Cozy Family Room with Fireplace. BONUS: Salon with exterior entrance, which could include the dryers and wash basin, if buyer would like to them to remain. Professional Waterproofed Basement by Greentree (with Warranty). Many updates including all PVC plumbing, Sump pump new in August, All plugs are grounded. Home Warranty offered with an Acceptable Offer.

ⓘ 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: $2,813 · $234/mo
• Projected year-2 tax: $3,221 · $268/mo
• Expected delta: +$409/yr (+$34/mo · 14.5%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,715
• − Mortgage interest: −$8,957
• − Property taxes: −$2,813
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,652
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $882/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

+81.7% since first listed

4 events — show timeline

• 2026-05-28 Listed $159,900 RMLSA as Distributed by MLS Grid
• 2020-04-03 Sold (Public Records) $91,250 Public Records
• 2020-03-31 Sold (MLS) $91,250 RMLSA as Distributed by MLS Grid
• 2019-10-26 Listed $88,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,813 · +4.7% YoY. Source: county tax records.