6120 John St · Loves Park, IL 61111

$225,000

3 bd · 2.0 ba · 1,594 sqft · SingleFamily · 4 Days on market

Built 1954 8,276 sqft lot Est $190k · 19% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 3-bedroom, 2-bath ranch in the Heart of the Park, featuring beautiful original hardwood floors throughout the living room and bedrooms. The bright, welcoming living space is highlighted by a brand-new bay window that fills the home with natural light. The updated main bath showcases stylish subway tile and modern finishes, while the remodeled kitchen offers updated cabinetry, a tile backsplash, stainless steel appliances, and a convenient coffee/wine bar with pantry storage. A sliding glass door provides seamless access to the backyard, perfect for everyday living and entertaining. The finished lower level expands your living space with durable LVP flooring, a cozy electric fireplace, a full bath with walk-in shower, egress window, and an included projection TV—ideal for guests, movie nights, or a private retreat. Step outside to your own backyard oasis with a fully fenced yard, a 15x30 above-ground pool, spacious deck, additional entertaining area, and a versatile gazebo. Car enthusiasts and hobbyists will appreciate the 1-car attached garage with drive-through access, plus a 2.5-car heated detached garage/workshop. Fully paid-off solar panels add exceptional value, keeping energy costs incredibly low (approx. $20/month).

Key facts

• Brand-new bay window
• Remodeled kitchen
• Updated main bath

Tags

• ORIGINAL HARDWOOD FLOORS
• BRAND-NEW BAY WINDOW
• UPDATED MAIN BATH
• REMODELED KITCHEN
• TILE BACKSPLASH
• FINISHED LOWER LEVEL

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (owned) with garage door opener; Concrete parking; Approximately 3.5 garage/total parking spaces; Off-site parking available
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Estimated living area
• Construction: Built 71–80 years ago; Vinyl siding; Asphalt roof; Not rebuilt or rehabbed
• Exterior features: Lot approximately 66.4 x 126.5; Less than 0.25 acre lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the main level (17 x 12) with full bath; Bedroom on the main level (13 x 10); Bedroom on the main level (11 x 10)
• Bathrooms: Two full baths; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: First-floor bedroom; Window treatments; Finished daylight basement (full)
• Laundry & utility: Washer and dryer; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.9% vs local median 4.9% in Loves Park — 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 74/100 on livability (#255 in IL, #4,724 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Windsor Elem School (math 13% / reading 20%, grade F, #1,224 of 2,056 statewide, top 60%, 365 students, 0% FRL); Harlem Middle School (math 13% / reading 19%, grade F, #488 of 665 statewide, top 74%, 957 students, 0% FRL); Harlem High School (math 18% / reading 23%, grade F, #350 of 693 statewide, top 51%, 1,875 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 4 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; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Winnebago County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $88k; list at $225k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $225,000

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. 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: 1.03% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $189,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6120 John St	0.00mi	3/2.0	1,594 (0%)	0mo	$236,500	$148	100
6320 John St	0.26mi	3/2.0	1,501 (-6%)	6mo	$210,000	$140	73
6325 Browns Pkwy	0.34mi	3/1.5	1,509 (-5%)	1mo	$203,500	$135	73
1321 Northfield Ave	0.30mi	3/1.0	1,500 (-6%)	4mo	$180,000	$120	69
834 Grand Ave	0.45mi	3/1.5	1,557 (-2%)	9mo	$150,000	$96	66
6326 1st St	0.50mi	2/1.5 (-1)	1,613 (+1%)	4mo	$175,000	$108	64
6327 1st St	0.48mi	3/1.5	1,532 (-4%)	9mo	$177,000	$116	62
532 Anna Ave	0.65mi	3/1.0	1,708 (+7%)	4mo	$175,000	$102	50
602 River Ln	0.67mi	3/1.5	1,680 (+5%)	9mo	$200,000	$119	50
342 Grand Blvd	0.71mi	4/2.0 (+1)	1,476 (-7%)	0mo	$183,000	$124	49
1105 Colonial Dr	0.74mi	3/1.5	1,736 (+9%)	3mo	$178,000	$103	46
6408 N 1st St	0.52mi	4/2.0 (+1)	1,792 (+12%)	5mo	$191,000	$107	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-17,710
• Equity at exit: $33,548

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $8,788
• Equity at exit: $19,454

Cash invested: $63,000 (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 61111

• Active inventory: 91
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$263 /mo · $3,154/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $294

Break-even live

Break-even rent $1,945

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $421	-5% $358	+0% $294	+5% $230	+10% $167
Rent	-10% $111	-5% $202	+0% $294	+5% $386	+10% $477
Rate	-1.0pp $407	-0.5pp $351	base $294	+0.5pp $236	+1.0pp $176

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3273 Kimball Rd Unit 1 Rockford, IL	2.0	1.5	1100	$1,600	$1.45	44d	1	1.20mi
3273 Kimball Rd Rockford, IL	2.0	1.0	1100	$1,600	$1.45	44d	1	1.20mi
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	14d	1	1.29mi
3701 Trilling Ave Unit 3701-104 Rockford, IL	3.0	1.0	1100	$1,345	$1.22	14d	1	1.34mi

Listing history 13 events

1. 2026-06-13
   listing id $225,000 Pending 4 DOM
2. 2026-05-11
   status Pending

   Show marketing remark (1275 chars)

   Charming and move-in ready 3-bedroom, 2-bath ranch in the Heart of the Park, featuring beautiful original hardwood floors throughout the living room and bedrooms. The bright, welcoming living space is highlighted by a brand-new bay window that fills the home with natural light. The updated main bath showcases stylish subway tile and modern finishes, while the remodeled kitchen offers updated cabinetry, a tile backsplash, stainless steel appliances, and a convenient coffee/wine bar with pantry storage. A sliding glass door provides seamless access to the backyard, perfect for everyday living and entertaining. The finished lower level expands your living space with durable LVP flooring, a cozy electric fireplace, a full bath with walk-in shower, egress window, and an included projection TV—ideal for guests, movie nights, or a private retreat. Step outside to your own backyard oasis with a fully fenced yard, a 15x30 above-ground pool, spacious deck, additional entertaining area, and a versatile gazebo. Car enthusiasts and hobbyists will appreciate the 1-car attached garage with drive-through access, plus a 2.5-car heated detached garage/workshop. Fully paid-off solar panels add exceptional value, keeping energy costs incredibly low (approx. $20/month).

3. 2026-05-11
   status Pending 1275-char remark

   Show marketing remark (1275 chars)

   Charming and move-in ready 3-bedroom, 2-bath ranch in the Heart of the Park, featuring beautiful original hardwood floors throughout the living room and bedrooms. The bright, welcoming living space is highlighted by a brand-new bay window that fills the home with natural light. The updated main bath showcases stylish subway tile and modern finishes, while the remodeled kitchen offers updated cabinetry, a tile backsplash, stainless steel appliances, and a convenient coffee/wine bar with pantry storage. A sliding glass door provides seamless access to the backyard, perfect for everyday living and entertaining. The finished lower level expands your living space with durable LVP flooring, a cozy electric fireplace, a full bath with walk-in shower, egress window, and an included projection TV—ideal for guests, movie nights, or a private retreat. Step outside to your own backyard oasis with a fully fenced yard, a 15x30 above-ground pool, spacious deck, additional entertaining area, and a versatile gazebo. Car enthusiasts and hobbyists will appreciate the 1-car attached garage with drive-through access, plus a 2.5-car heated detached garage/workshop. Fully paid-off solar panels add exceptional value, keeping energy costs incredibly low (approx. $20/month).

4. 2026-05-07
   listed $225,000 Active

   Show marketing remark (1275 chars)

   Charming and move-in ready 3-bedroom, 2-bath ranch in the Heart of the Park, featuring beautiful original hardwood floors throughout the living room and bedrooms. The bright, welcoming living space is highlighted by a brand-new bay window that fills the home with natural light. The updated main bath showcases stylish subway tile and modern finishes, while the remodeled kitchen offers updated cabinetry, a tile backsplash, stainless steel appliances, and a convenient coffee/wine bar with pantry storage. A sliding glass door provides seamless access to the backyard, perfect for everyday living and entertaining. The finished lower level expands your living space with durable LVP flooring, a cozy electric fireplace, a full bath with walk-in shower, egress window, and an included projection TV—ideal for guests, movie nights, or a private retreat. Step outside to your own backyard oasis with a fully fenced yard, a 15x30 above-ground pool, spacious deck, additional entertaining area, and a versatile gazebo. Car enthusiasts and hobbyists will appreciate the 1-car attached garage with drive-through access, plus a 2.5-car heated detached garage/workshop. Fully paid-off solar panels add exceptional value, keeping energy costs incredibly low (approx. $20/month).

5. 2026-05-07
   listed $225,000 Active 1275-char remark

   Show marketing remark (1275 chars)

   Charming and move-in ready 3-bedroom, 2-bath ranch in the Heart of the Park, featuring beautiful original hardwood floors throughout the living room and bedrooms. The bright, welcoming living space is highlighted by a brand-new bay window that fills the home with natural light. The updated main bath showcases stylish subway tile and modern finishes, while the remodeled kitchen offers updated cabinetry, a tile backsplash, stainless steel appliances, and a convenient coffee/wine bar with pantry storage. A sliding glass door provides seamless access to the backyard, perfect for everyday living and entertaining. The finished lower level expands your living space with durable LVP flooring, a cozy electric fireplace, a full bath with walk-in shower, egress window, and an included projection TV—ideal for guests, movie nights, or a private retreat. Step outside to your own backyard oasis with a fully fenced yard, a 15x30 above-ground pool, spacious deck, additional entertaining area, and a versatile gazebo. Car enthusiasts and hobbyists will appreciate the 1-car attached garage with drive-through access, plus a 2.5-car heated detached garage/workshop. Fully paid-off solar panels add exceptional value, keeping energy costs incredibly low (approx. $20/month).

6. 2014-07-29
   soldstatus $88,000
7. 2014-07-25
   soldstatus $88,000 564-char remark

   Show marketing remark (564 chars)

   Wow! Skylit, fully appliance kitchen, beautiful ceramic backsplash, hi-definition counter tops, step down dining room. Spacious living room with bow window. Huge master with 11.4x4.9 walk-in closet. All bedrooms have oak floors under newer carpet. Finished lower level with bar, family room and 3/4 bath. Ornamental fireplace stays. One car attached garage drives through to 2 1/2 car detached garage. New fence in '11, roof 7/11, updated furnace, central vac (as is), many updated windows. 12x15 deck. 100 amp breakers. Walk to elementary and junior high schools.

8. 2013-11-14
   listed $91,000 564-char remark

   Show marketing remark (564 chars)

   Wow! Skylit, fully appliance kitchen, beautiful ceramic backsplash, hi-definition counter tops, step down dining room. Spacious living room with bow window. Huge master with 11.4x4.9 walk-in closet. All bedrooms have oak floors under newer carpet. Finished lower level with bar, family room and 3/4 bath. Ornamental fireplace stays. One car attached garage drives through to 2 1/2 car detached garage. New fence in '11, roof 7/11, updated furnace, central vac (as is), many updated windows. 12x15 deck. 100 amp breakers. Walk to elementary and junior high schools.

9. 2012-01-11
   soldstatus $96,000
10. 2012-01-06
    soldstatus $96,000 Closed Sale
11. 2011-12-15
    status Pending
12. 2011-07-29
    listed $99,900 New
13. 2005-09-21
    soldstatus $100,000

ⓘ 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: $3,154 · $263/mo
• Projected year-2 tax: $4,131 · $344/mo
• Expected delta: +$977/yr (+$81/mo · 31.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,805
• − Mortgage interest: −$12,603
• − Property taxes: −$3,154
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,545
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,545/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Loves Park

• Score: 74/100
• State rank: #255
• US rank: #4724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loves Park, IL
• City population: 22,838
• Population (ZIP): 22,838

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 271,080 people
• By 2030: 260,684 · -3.8%
• By 2040: 238,405 · -12.1%
• By 2050: 216,129 · -20.3%
• By 2075: 172,882 · -36.2%
• By 2100: 135,336 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 9% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · Winnebago

• 2024 margin: Toss-up / Even · D 49.5% · R 49.0% · Other 1.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 12.8pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.5 2016: R+1.2 2012: D+5.7 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.48%
• Current HPI: 222.3872
• Rent YoY: —
• Metro: —
• 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

+125.0% since first listed

12 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Pending — NWIAR
• 2026-05-07 Listed $225,000 NWIAR
• 2026-05-07 Listed $225,000 MRED as Distributed by MLS Grid
• 2014-07-29 Sold (Public Records) $88,000 Public Records
• 2014-07-25 Sold (MLS) $88,000 NWIAR
• 2013-11-14 Listed $91,000 NWIAR
• 2012-01-11 Sold (Public Records) $96,000 Public Records
• 2012-01-06 Sold (MLS) $96,000 MRED as Distributed by MLS Grid
• 2011-12-15 Pending — MRED as Distributed by MLS Grid
• 2011-07-29 Listed $99,900 MRED as Distributed by MLS Grid
• 2005-09-21 Sold (Public Records) $100,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $3,154 · +6.9% YoY. Source: county tax records.