7716 Creek Bend Bnd · Rockford, IL 61114

$145,000

2 bd · 2.0 ba · 1,278 sqft · Townhouse · 1 Days on market

Built 2000 Est $180k · 20% under $225/mo HOA · 12% of rent

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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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.6/10.0
• 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

Located in highly desirable location near I-90, dining, entertainment & more. .. this 2 Br, 2 Bath, Upper Unit condo is ready for your cosmetic touches! New carpeting/flooring of your choice would transform this condo into what you've desired! Vaulted ceilings & 2 sets of sliders leading to 2 decks allow for lots of light & outdoor space to enjoy. The primary Br offers a WIC & private full bath w/ marble tile flooring & granite counter. Outside there is a large common greenspace, nearby recreation path & there's no maintenance needed since the HOA handles all the mowing & shoveling. Your water & trash removal are also included in your HOA fee.

Key facts

• Included appliances
• $225 HOA
• Garage

Tags

• HIGHLY DESIRABLE LOCATION
• LARGE COMMON GREENSPACE
• NEARBY RECREATION PATH
• NO MAINTENANCE NEEDED
• INCLUDED APPLIANCES
• GAS LINE FOR HEATED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.6% 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: schools F, crime F, amenities 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.
• Market conditions: 74 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $145,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.31% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $180,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7672 Creek Bnd #9	0.06mi	2/2.0	1,278 (0%)	12mo	$180,000	$141	87
7642 Creek Bnd #7642	0.08mi	2/2.0	1,240 (-3%)	11mo	$175,000	$141	82
7636 Creek Bnd #7636	0.09mi	2/2.0	1,168 (-9%)	1mo	$192,500	$165	81
7517 Creek Bend Rd	0.23mi	2/2.0	1,240 (-3%)	8mo	$150,000	$121	77
7517 Creek Bnd #7517	0.24mi	2/2.0	1,240 (-3%)	8mo	$150,000	$121	77
7550 Creek Bend Bnd	0.19mi	2/2.0	1,240 (-3%)	13mo	$160,000	$129	75
7658 Creek Bend Rd #7658	0.05mi	2/2.0	1,182 (-8%)	20mo	$155,000	$131	68
3502 N Bell School Rd	0.21mi	3/2.0 (+1)	1,446 (+13%)	1mo	$279,900	$194	63
7548 Creek Bnd #0	0.19mi	2/2.0	1,144 (-10%)	12mo	$165,000	$144	63
3452 N Bell School Rd	0.20mi	3/2.0 (+1)	1,446 (+13%)	1mo	$314,900	$218	63
3480 N Bell School Rd	0.20mi	3/2.0 (+1)	1,446 (+13%)	2mo	$319,900	$221	63
7588 Creek Bnd #0	0.14mi	2/2.0	1,144 (-10%)	17mo	$156,000	$136	62

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,906
• Equity at exit: $21,620

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $17,970
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$225
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $274

Break-even live

Break-even rent $1,553

Max offer price $145,000

Occupancy floor 81%

Sensitivity live

Price	-10% $374	-5% $324	+0% $274	+5% $223	+10% $173
Rent	-10% $123	-5% $199	+0% $274	+5% $349	+10% $424
Rate	-1.0pp $347	-0.5pp $310	base $274	+0.5pp $236	+1.0pp $198

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7273 Mabels Way Loves Park, IL	3.0	1.5	1800	$2,225	$1.24	13d	1	1.09mi
7422 Chucks Way Caledonia, IL	2.0	1.0	1029	$1,800	$1.75	44d	1	1.22mi
7494 Thomas Dr Loves Park, IL	2.0	1.0	1029	$1,650	$1.60	13d	1	1.38mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: watertrash

Listing history 2 events

1. 2026-06-19
   remarks 667-char remark
2. 2026-06-19
   listed $145,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,794
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$2,700
• − Depreciation: −$4,218
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,993/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