3131 E Enos Ave · Springfield, IL 62702

$160,000

3 bd · 2.5 ba · 2,422 sqft · SingleFamily · 21 Days on market

Built 1963 10,642 sqft lot Est $172k · 7% under

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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 +14.8/30.0
• ARV discount +10.6/15.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained ranch loved by the same family for 40+years! 3 bed/2.5 baths on full partially finished basement and situated on a nice corner lot with fenced in yard. Main floor boasts 3 bedrooms and 1.5 baths as well as a living room, dining room, kitchen, & laundry room. The half bath is conveniently located as you come in from the attached garage. Plenty of counter space and Gary Bryan cabinets in the kitchen & dining room. You will find a rec room, bar, & full bath in the partially finished basement. Plus a bonus room and unfinished storage space. Spacious deck as you walk up to the front door is an ideal spot to enjoy the warm breeze this summer.

Key facts

• Hardwood flooring
• Large kitchen
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORING
• LARGE KITCHEN
• ABUNDANT OAK CABINETRY
• CENTER ISLAND
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction; Shingle roof
• Construction: Built in 1963; Full basement (partially finished)
• Exterior features: Fenced yard; Shed on the property; Paved road access; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood in bedrooms; Vinyl in kitchen
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Partially finished full basement; Built-in appliances include dishwasher, refrigerator, and washer; No fireplaces listed
• Laundry & utility: Main-level laundry room; Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $45 ($545/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 $152k (5.3% below list).
• Recommended offer: $152k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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); 137 active listings in the ZIP; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $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

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 9043% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $123k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $151,516 (5.3% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $171,962
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 N Milton Ave	0.26mi	3/2.0	2,354 (-3%)	7mo	$167,500	$71	75
3217 E Elm St	0.34mi	3/1.0	2,215 (-8%)	12mo	$125,000	$56	54
1207 N Milton Ave	0.55mi	3/2.5	2,320 (-4%)	17mo	$252,000	$109	53
221 Eastdale Ave	0.65mi	3/2.0	2,243 (-7%)	11mo	$57,000	$25	46
31 ST Marys Ct	0.36mi	4/2.5 (+1)	2,165 (-11%)	23mo	$186,500	$86	41
2915 E Elliott Ave	0.46mi	4/3.0 (+1)	2,116 (-13%)	22mo	$110,000	$52	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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.55×
• Total profit: $-19,954
• Equity at exit: $23,857

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-504
• Equity at exit: $13,834

Cash invested: $44,800 (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 62702

• Home prices YoY: -34.9%
• Rents YoY: 5.0%
• Active inventory: 137
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $45

Break-even live

Break-even rent $1,458

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $136	-5% $91	+0% $45	+5% $0	+10% $-45
Rent	-10% $-74	-5% $-14	+0% $45	+5% $105	+10% $165
Rate	-1.0pp $126	-0.5pp $86	base $45	+0.5pp $4	+1.0pp $-38

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   days on market $160,000 Active 21 DOM
2. 2026-06-10
   days on market $160,000 Active 19 DOM
3. 2026-06-09
   days on market $160,000 Active 18 DOM
4. 2026-06-08
   days on market $160,000 Active 17 DOM
5. 2026-06-07
   days on market $160,000 Active 16 DOM
6. 2026-06-05
   days on market $160,000 Active 13 DOM
7. 2026-06-03
   days on market $160,000 Active 12 DOM
8. 2026-06-02
   days on market $160,000 Active 11 DOM
9. 2026-06-01
   days on market $160,000 Active 10 DOM
10. 2026-05-31
    days on market $160,000 Active 9 DOM
11. 2026-05-30
    days on market $160,000 Active 8 DOM
12. 2026-05-22
    listed $160,000 Active
13. 2021-08-23
    soldstatus $123,000
14. 2021-08-20
    soldstatus $122,900 672-char remark

    Show marketing remark (672 chars)

    Well maintained ranch loved by the same family for 40+years! 3 bed/2.5 baths on full partially finished basement and situated on a nice corner lot with fenced in yard. Main floor boasts 3 bedrooms and 1.5 baths as well as a living room, dining room, kitchen, & laundry room. The half bath is conveniently located as you come in from the attached garage. Plenty of counter space and Gary Bryan cabinets in the kitchen & dining room. You will find a rec room, bar, & full bath in the partially finished basement. Plus a bonus room and unfinished storage space. Spacious deck as you walk up to the front door is an ideal spot to enjoy the warm breeze this summer.

15. 2021-07-01
    listed $119,900 672-char remark

    Show marketing remark (672 chars)

    Well maintained ranch loved by the same family for 40+years! 3 bed/2.5 baths on full partially finished basement and situated on a nice corner lot with fenced in yard. Main floor boasts 3 bedrooms and 1.5 baths as well as a living room, dining room, kitchen, & laundry room. The half bath is conveniently located as you come in from the attached garage. Plenty of counter space and Gary Bryan cabinets in the kitchen & dining room. You will find a rec room, bar, & full bath in the partially finished basement. Plus a bonus room and unfinished storage space. Spacious deck as you walk up to the front door is an ideal spot to enjoy the warm breeze this summer.

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $3,291 · $274/mo
• Expected delta: +$341/yr (+$28/mo · 11.6%)

ⓘ 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 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: $18,182
• − Mortgage interest: −$8,962
• − Property taxes: −$2,950
• − Insurance: −$800
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,655
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,047/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): 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

-98.5% since first listed

7 events — show timeline

• 2026-06-20 Rental Removed $1,750 Avail
• 2026-06-13 Listed for Rent $1,750 Avail
• 2026-06-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-05-22 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-23 Sold (Public Records) $123,000 Public Records
• 2021-08-20 Sold (MLS) $122,900 RMLSA as Distributed by MLS Grid
• 2021-07-01 Listed $119,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $2,950 · +4.6% YoY. Source: county tax records.