1328 Revell Ave · Rockford, IL 61107

$99,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 54 Days on market

Built 1910 5,227 sqft lot $88/sqft · at area comps Est $102k · 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 +25.9/30.0
• ARV discount +8.8/15.0
• DSCR +8.7/10.0
• 1% rule +7.0/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bed, 1-bath investment property at 1328 Revell Ave, Rockford. Currently rented month-to-month for $1,000/month, with tenant paying all utilities. Recent exterior updates include new siding, soffit, fascia, and gutters. The interior has been fully refreshed with new paint and new carpet. Features include a fenced backyard, enclosed porch, and detached garage. Great opportunity for investors seeking immediate cash flow with minimal near-term expenses.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents rising fast (+5.9%/yr); 157 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $684 of loan paydown is wiped out by about $3k 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 + 5.9% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $99k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (median comp): $102,051
• List price: $99,000
• Delta: -2.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1339 Crosby St	0.05mi	2/1.5	1,092 (-2%)	4mo	$112,000	$103	88
1519 Jackson St	0.28mi	2/1.0	1,056 (-6%)	1mo	$110,000	$104	77
413 Adams St	0.16mi	2/2.0	1,050 (-6%)	2mo	$125,000	$119	76
1315 Benton St	0.12mi	3/1.5 (+1)	1,250 (+12%)	1mo	$160,900	$129	67
418 Adams st St	0.19mi	3/2.0 (+1)	1,240 (+11%)	0mo	$170,000	$137	64
735 Joslyn St	0.49mi	3/1.0 (+1)	1,170 (+4%)	3mo	$163,000	$139	62
421 Olive St	0.56mi	2/1.0	1,066 (-5%)	5mo	$90,000	$84	62
614 N 1st St	0.62mi	3/1.0 (+1)	1,100 (-2%)	6mo	$135,000	$123	58
112 Rome Ave	0.75mi	2/1.0	1,240 (+11%)	1mo	$97,000	$78	47
112 Rome Ave	0.75mi	2/1.0	1,240 (+11%)	1mo	$97,000	$78	47
900 Ridgewood Rd	0.65mi	3/1.0 (+1)	1,266 (+13%)	2mo	$195,000	$154	41
325 Washington St	0.71mi	3/2.0 (+1)	1,260 (+12%)	5mo	$179,000	$142	33

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,034
• Equity at exit: $14,761

10-year hold

• IRR: 15.0%
• Equity multiple: 2.38×
• Total profit: $38,351
• Equity at exit: $8,560

Cash invested: $27,720 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$519
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $242

Break-even live

Break-even rent $886

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $299	-5% $270	+0% $242	+5% $214	+10% $186
Rent	-10% $148	-5% $195	+0% $242	+5% $290	+10% $337
Rate	-1.0pp $292	-0.5pp $268	base $242	+0.5pp $217	+1.0pp $191

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 E State St Rockford, IL	2.0	1.0–2.0	825	$1,445	$1.75	14d	3	0.12mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	45d	1	0.15mi
150 N 9th St Unit 150-7 Rockford, IL	1.0	1.0	725	$925	$1.28	45d	1	0.19mi
1118 Revell Ave Unit 11182-R Rockford, IL	1.0	1.0	775	$895	$1.15	45d	1	0.19mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	0.23mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	45d	1	0.27mi
1609 E State St Unit 201 Rockford, IL	1.0	1.0	796	$1,800	$2.26	22d	1	0.31mi
222 N 5th St Unit 222-103 Rockford, IL	1.0	1.0	750	$875	$1.17	45d	1	0.40mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	0.51mi
1310 Home Pl Unit 1 Rockford, IL	1.0	1.0	831	$700	$0.84	45d	1	0.63mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	14d	1	0.69mi
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	45d	1	0.79mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	22d	1	0.94mi
604 Saint Louis Ave Unit 604-102A Rockford, IL	1.0	1.0	775	$950	$1.23	45d	1	0.96mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	0.97mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	14d	1	0.99mi
226 S Main St Rockford, IL	1.0	1.0	1066	$1,560	$1.46	14d	3	1.05mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	45d	1	1.06mi
1530 Broadway Unit 1532-1 Rockford, IL	1.0	1.0	700	$875	$1.25	22d	1	1.07mi
1524 Broadway Unit 1526-8 Rockford, IL	1.0	1.0	700	$850	$1.21	45d	1	1.08mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	45d	1	1.09mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	14d	4	1.11mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	14d	1	1.11mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	22d	1	1.15mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	22d	1	1.26mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	45d	1	1.26mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	14d	1	1.33mi
611 15th Ave Unit 2 Rockford, IL	2.0	1.0	806	$1,350	$1.67	45d	1	1.37mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	45d	1	1.42mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	45d	1	1.44mi

Listing history 8 events

1. 2026-05-19
   status Pending 456-char remark

   Show marketing remark (456 chars)

   2-bed, 1-bath investment property at 1328 Revell Ave, Rockford. Currently rented month-to-month for $1,000/month, with tenant paying all utilities. Recent exterior updates include new siding, soffit, fascia, and gutters. The interior has been fully refreshed with new paint and new carpet. Features include a fenced backyard, enclosed porch, and detached garage. Great opportunity for investors seeking immediate cash flow with minimal near-term expenses.

2. 2026-04-19
   price $99,000 456-char remark

   Show marketing remark (456 chars)

   2-bed, 1-bath investment property at 1328 Revell Ave, Rockford. Currently rented month-to-month for $1,000/month, with tenant paying all utilities. Recent exterior updates include new siding, soffit, fascia, and gutters. The interior has been fully refreshed with new paint and new carpet. Features include a fenced backyard, enclosed porch, and detached garage. Great opportunity for investors seeking immediate cash flow with minimal near-term expenses.

3. 2026-03-26
   listed $104,900 Active 456-char remark

   Show marketing remark (456 chars)

   2-bed, 1-bath investment property at 1328 Revell Ave, Rockford. Currently rented month-to-month for $1,000/month, with tenant paying all utilities. Recent exterior updates include new siding, soffit, fascia, and gutters. The interior has been fully refreshed with new paint and new carpet. Features include a fenced backyard, enclosed porch, and detached garage. Great opportunity for investors seeking immediate cash flow with minimal near-term expenses.

4. 2024-02-13
   historical $1,000
5. 2024-02-03
   listed $1,000
6. 2005-06-14
   soldstatus $56,000
7. 2000-02-04
   soldstatus $51,000
8. 1992-05-08
   soldstatus $24,500

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,959 · $163/mo
• Expected delta: +$288/yr (+$24/mo · 17.3%)

ⓘ 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 · 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: $14,310
• − Mortgage interest: −$5,546
• − Property taxes: −$1,670
• − Insurance: −$495
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,880
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,567/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
• County: Winnebago County · 147,297 people
• City population: 147,297
• Metro: Rockford, IL
• Population (ZIP): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• Metro: Rockford, 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

+304.1% since first listed

8 events — show timeline

• 2026-05-19 Pending — NWIAR
• 2026-04-19 Price Changed $99,000 NWIAR
• 2026-03-26 Listed $104,900 NWIAR
• 2024-02-13 Rental Removed $1,000 RENTLY
• 2024-02-03 Listed for Rent $1,000 RENTLY
• 2005-06-14 Sold (Public Records) $56,000 Public Records
• 2000-02-04 Sold (Public Records) $51,000 Public Records
• 1992-05-08 Sold (Public Records) $24,500 Public Records

Property tax history

-0.2%/yr

Latest (2024): $1,670 · +3.5% YoY. Source: county tax records.