2734 Edgewood Dr · Rockford, IL 61114

$269,000

3 bd · 2.0 ba · 2,242 sqft · SingleFamily · 4 Days on market

Built 1960 10,019 sqft lot Est $280k · 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Feast your eyes on this large Brick Ranch home with much to offer! 3 generously sized bedrooms and 2 full baths on the main floor including an ensuite for the master bed. 2 large living spaces, a formal dining area, and an eat-in kitchen offers plenty of eating and entertainment options in the home. Sliding doors out to the back patio with a privacy fence to the rear yard & mature landscaping. Let's not forget that this home has 1st-floor laundry as well! Downstairs offers a plethora of options with 2 bonus rooms, another finished area with bamboo floors and a large partially finished rec room area, and large storage areas too! 98% efficient furnace, central air, and location! Location! Location! This home is just by the Forest Hills County Club.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Residential property listed by Gambino Realtors

Exterior

• Parking: Attached garage; Approximately 2.5 garage spaces; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house)
• Construction: Brick exterior; Shingle roof; Below-grade finished area
• Exterior features: Shingle roof; Brick construction; Lot about 0.23 acres

Interior

• Kitchen: Electric cooktop; Oven; Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace (1); Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Cap rate 10.0% vs local median 6.1% in Rockford — 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 62/100 on livability (#876 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Rockford SD 205 (urban): math 12% / reading 16% proficiency, ranked #533 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clifford P Carlson Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 347 students, 0% FRL); Eisenhower Middle School (math 9% / reading 17%, grade F, #540 of 665 statewide, top 82%, 961 students, 0% FRL); Guilford High School (math 15% / reading 28%, grade F, #345 of 693 statewide, top 50%, 2,071 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $181k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $269,000

Questions for the listing agent

1. Built in 1960 — 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. 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: 1.28% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $280,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4902 Forest Hills Rd	0.11mi	4/2.0 (+1)	2,087 (-7%)	15mo	$215,000	$103	66
2615 E Chickadee Trl	0.21mi	3/1.5	2,038 (-9%)	10mo	$280,000	$137	64
2303 Rock Ter	0.63mi	3/3.0	2,231 (-0%)	3mo	$525,000	$235	63
3319 Landstrom Rd	0.46mi	4/2.0 (+1)	2,136 (-5%)	18mo	$286,000	$134	51
4903 Illinois St	0.40mi	4/2.0 (+1)	2,062 (-8%)	15mo	$191,500	$93	50
3107 Sunnyside Dr	0.66mi	3/2.5	2,120 (-5%)	11mo	$202,000	$95	49
2404 Rock Ter	0.62mi	2/3.0 (-1)	2,213 (-1%)	15mo	$284,000	$128	48
2433 Oxford St	0.74mi	3/1.5	2,059 (-8%)	4mo	$215,000	$104	47
5523 Forest Hills Rd	0.62mi	3/1.0	2,080 (-7%)	10mo	$175,000	$84	47
4015 Coventry Dr	0.74mi	4/2.5 (+1)	2,408 (+7%)	8mo	$299,999	$125	40
1928 Bradley Rd	0.70mi	3/3.5	2,450 (+9%)	7mo	$305,000	$124	40
2516 Starkweather Rd	0.68mi	3/3.0	1,920 (-14%)	8mo	$315,000	$164	34

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $10,066
• Equity at exit: $40,109

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $78,031
• Equity at exit: $23,258

Cash invested: $75,320 (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 61114

• Home prices YoY: -27.1%
• Active inventory: 74
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,441 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$354 /mo · $4,250/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $841

Break-even live

Break-even rent $2,376

Max offer price $269,000

Occupancy floor 71%

Sensitivity live

Price	-10% $994	-5% $918	+0% $841	+5% $765	+10% $689
Rent	-10% $570	-5% $706	+0% $841	+5% $977	+10% $1,113
Rate	-1.0pp $977	-0.5pp $910	base $841	+0.5pp $772	+1.0pp $701

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3121 Carefree Dr Rockford, IL	4.0	2.5	3000	$2,800	$0.93	44d	1	0.68mi
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	14d	1	0.80mi

Listing history 4 events

1. 2026-06-09
   status $269,000 Pending 4 DOM
2. 2026-06-08
   days on market $269,000 Active 4 DOM
3. 2026-06-07
   remarks 409-char remark
4. 2026-06-07
   listed $269,000 Active 3 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: $4,250 · $354/mo
• Projected year-2 tax: $5,178 · $432/mo
• Expected delta: +$928/yr (+$77/mo · 21.8%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,292
• − Mortgage interest: −$15,068
• − Property taxes: −$4,250
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,303
• − Management: −$3,303
• − Depreciation: −$7,825
• Taxable income: $6,196
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $8,610/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: Rockford SD 205
• NCES district ID: 1734510
• Math proficiency: 12% ▼ -2.00%
• Reading proficiency: 16% ▼ -3.00%
• Median HH income: $42,533
• Composite: 12.21/100
• National rank: #9649
• State rank: #533 of 620 in IL

Livability — Rockford

• Score: 62/100
• State rank: #876
• US rank: #17035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockford, IL
• City population: 147,297
• Population (ZIP): 15,026

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Black 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -84.00%
• Current HPI: 225.8485
• 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

+202.2% since first listed

10 events — show timeline

• 2026-06-04 Listed $269,000 NWIAR
• 2022-06-02 Sold (Public Records) $181,000 Public Records
• 2022-05-31 Sold (MLS) $181,000 NWIAR
• 2022-05-31 Sold (MLS) $181,000 MRED as Distributed by MLS Grid
• 2022-05-04 Pending — MRED as Distributed by MLS Grid
• 2022-05-01 Relisted — MRED as Distributed by MLS Grid
• 2022-05-01 Pending — MRED as Distributed by MLS Grid
• 2022-04-29 Listed $160,000 NWIAR
• 2022-04-28 Listed $160,000 MRED as Distributed by MLS Grid
• 2000-11-06 Sold (Public Records) $89,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,250 · +6.6% YoY. Source: county tax records.