3611 Algonquin Blvd · Rockford, IL 61102

$120,000

2 bd · 1.0 ba · 948 sqft · SingleFamily · 24 Days on market

Built 1952 0.34 ac lot Est $131k · 8% 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 +11.2/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• 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

This solid ranch could be a great starter or investment but needs a lot of work. The home sits far back from the road on a larger than average sized lot. The small neighborhood feels like country living but is within a few miles of the river walk and downtown area. The home has hardwoods throughout. Living room with lots of light and a small dining area with sliders to the deck. Roof about 6 years old. Newer water heater. Feel free to inspect but being sold as is. No FHA/VA.

Key facts

• Sliders to the deck
• Newer water heater
• Hardwoods throughout

Tags

• LARGER THAN AVERAGE SIZED LOT
• HARDWOODS THROUGHOUT
• LIVING ROOM WITH LOTS OF LIGHT
• SLIDERS TO THE DECK
• ROOF ABOUT 6 YEARS OLD
• NEWER WATER HEATER

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with gravel driveway (2 garage/2 total parking spaces)
• Utilities: Well water supply; Public sewer service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built 71–80 years ago; Vinyl siding
• Construction: Vinyl siding exterior; Unfinished full basement; Approximately 948 finished living area
• Exterior features: Lot approximately .25-.49 acre (dimensions approx. 80 x 192); Well water; Public sewer

Interior

• Kitchen: Kitchen on main level (approx. 10 x 11)
• Bedrooms: Two bedrooms (master bedroom on main level, second bedroom on main level)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Five total rooms; Full, unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $34 ($403/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 $110k (8.3% below list).
• Recommended offer: $110k (8.3% below list) — sets the bar for 1% rule.

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: 69 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 $830 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

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $120k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,032 (8.3% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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: 0.92% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $130,824
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Brooke Rd	0.65mi	2/1.0	973 (+3%)	11mo	$95,000	$98	56
213 Seneca Ave	0.05mi	2/1.0	1,070 (+13%)	24mo	$147,500	$138	56
1207 Prairie Rd	0.70mi	2/1.0	993 (+5%)	9mo	$189,000	$190	52
321 Sawyer Rd	0.62mi	2/2.0	977 (+3%)	23mo	$135,000	$138	43
411 Fitch Rd	0.65mi	3/1.5 (+1)	1,013 (+7%)	19mo	$86,000	$85	36
409 Barnum Rd	0.66mi	2/1.0	816 (-14%)	18mo	$65,000	$80	31
809 Iroquois Ave	0.60mi	3/1.0 (+1)	1,080 (+14%)	19mo	$150,000	$139	28
902 Iroquois Ave	0.66mi	3/2.0 (+1)	1,080 (+14%)	22mo	$170,000	$157	19

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-17,283
• Equity at exit: $17,892

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-12,209
• Equity at exit: $10,375

Cash invested: $33,600 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 69
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $34

Break-even live

Break-even rent $1,058

Max offer price $120,000

Occupancy floor 92%

Sensitivity live

Price	-10% $102	-5% $68	+0% $34	+5% $0	+10% $-34
Rent	-10% $-53	-5% $-10	+0% $34	+5% $77	+10% $121
Rate	-1.0pp $94	-0.5pp $64	base $34	+0.5pp $3	+1.0pp $-29

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Christina St Rockford, IL	2.0	1.0	700	$1,300	$1.86	21d	1	1.02mi
2010 Kishwaukee St Unit 20102-N Rockford, IL	1.0	1.0	1000	$875	$0.88	44d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 24 DOM
2. 2026-06-18
   days on market $120,000 Active 23 DOM
3. 2026-06-17
   price $120,000 Active 22 DOM
4. 2026-06-17
   days on market $125,000 Active 22 DOM
5. 2026-06-16
   days on market $125,000 Active 21 DOM
6. 2026-06-15
   days on market $125,000 Active 20 DOM
7. 2026-06-14
   days on market $125,000 Active 18 DOM
8. 2026-06-13
   days on market $125,000 Active 17 DOM
9. 2026-06-10
   days on market $125,000 Active 15 DOM
10. 2026-06-09
    days on market $125,000 Active 14 DOM
11. 2026-06-08
    days on market $125,000 Active 13 DOM
12. 2026-06-07
    days on market $125,000 Active 12 DOM
13. 2026-06-03
    days on market $125,000 Active 8 DOM
14. 2026-06-02
    days on market $125,000 Active 7 DOM
15. 2026-06-01
    days on market $125,000 Active 6 DOM
16. 2026-05-31
    days on market $125,000 Active 5 DOM
17. 2026-05-30
    days on market $125,000 Active 4 DOM
18. 2026-05-26
    listed $125,000 Active
19. 1995-08-03
    soldstatus $48,000
20. 1995-08-03
    soldstatus $48,000
21. 1989-07-31
    soldstatus $23,330

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$424/yr (+$35/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $13,204
• − Mortgage interest: −$6,722
• − Property taxes: −$1,876
• − Insurance: −$600
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,491
• Taxable loss: −$1,598
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $787/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

• City population: 147,297
• Population (ZIP): 16,620

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• 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

+435.8% since first listed

4 events — show timeline

• 2026-05-26 Listed $125,000 MRED as Distributed by MLS Grid
• 1995-08-03 Sold (Public Records) $48,000 Public Records
• 1995-08-03 Sold (Public Records) $48,000 Public Records
• 1989-07-31 Sold (Public Records) $23,330 Public Records

Property tax history

+0.9%/yr

Latest (2024): $1,876 · +8.1% YoY. Source: county tax records.