2717 Kinsey St · Rockford, IL 61109

$84,900

2 bd · 1.0 ba · 822 sqft · SingleFamily · 26 Days on market

Built 1940 $103/sqft · 8% above area Est $79k · 8% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.6/10.0
• ARV discount +3.9/15.0
• 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

Investment Opportunity: 2-bedroom, 1-bath home currently tenant-occupied on a month-to-month lease, generating $900/month with tenant paying all utilities. Offers a strong value-add opportunity with potential for cosmetic improvements. Features include a 1-car garage and functional living space. Ideal for investors seeking immediate cash flow with upside potential. Great starter home as well.

Key facts

• Garage
• Built 1940
• Listed 26 days

Property features AI

Finance

• Other: Property located in Rockford corporate limits; Directions: Southeast of Harrison Ave & 11th St
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area; Built before 1978
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions roughly 50 x 50 x 127 x 127; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level (approx. 10 x 15)
• Bedrooms: 2 bedrooms; Master bedroom on main level (approx. 10 x 10); Additional bedroom on main level (approx. 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Unfinished full basement; 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 84 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 $587 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $72k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 6.6

CMA / ARV

• ARV (median comp): $78,617
• List price: $84,900
• Delta: 7.99%
• 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
2930 11th St	0.28mi	2/1.0	832 (+1%)	1mo	$120,000	$144	84
2837 10th St	0.26mi	2/1.0	816 (-1%)	5mo	$30,000	$37	82
2822 Sewell St	0.27mi	1/1.0 (-1)	850 (+3%)	7mo	$74,900	$88	71
1742 Pershing Ave	0.47mi	2/1.0	780 (-5%)	6mo	$95,000	$122	64
2817 9th St	0.34mi	3/2.0 (+1)	874 (+6%)	1mo	$149,900	$172	64
3129 Lapey St	0.55mi	2/1.0	776 (-6%)	3mo	$80,000	$103	62
1733 Pershing Ave	0.49mi	2/1.0	792 (-4%)	12mo	$82,000	$104	61
2846 8th St	0.46mi	3/1.0 (+1)	805 (-2%)	12mo	$127,500	$158	60
3016 7th St	0.65mi	3/1.0 (+1)	836 (+2%)	4mo	$128,000	$153	59
2641 Marshall St	0.28mi	2/1.0	720 (-12%)	15mo	$55,000	$76	54
3110 Horton St	0.59mi	3/1.0 (+1)	914 (+11%)	11mo	$117,000	$128	39
3138 Horton St	0.65mi	3/1.0 (+1)	912 (+11%)	18mo	$55,000	$60	32

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,081
• Equity at exit: $12,659

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $13,393
• Equity at exit: $7,341

Cash invested: $23,772 (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 61109

• Home prices YoY: -19.7%
• Active inventory: 84
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$445
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $182

Break-even live

Break-even rent $836

Max offer price $84,900

Occupancy floor 78%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Lapey St Rockford, IL	1.0	1.0	700	$800	$1.14	43d	1	0.20mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	43d	1	0.56mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	43d	1	0.56mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	43d	1	0.69mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	43d	1	0.69mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	43d	1	1.09mi
2010 Kishwaukee St Unit 20102-N Rockford, IL	1.0	1.0	1000	$875	$0.88	43d	1	1.12mi
1524 Broadway Unit 1526-8 Rockford, IL	1.0	1.0	700	$850	$1.21	43d	1	1.21mi
1530 Broadway Unit 1532-1 Rockford, IL	1.0	1.0	700	$875	$1.25	21d	1	1.22mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	43d	1	1.33mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	21d	1	1.33mi
611 15th Ave Unit 2 Rockford, IL	2.0	1.0	806	$1,350	$1.67	43d	1	1.41mi
2208 Christina St Rockford, IL	2.0	1.0	700	$1,300	$1.86	21d	1	1.50mi

Listing history 12 events

1. 2026-05-14
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Investment Opportunity: 2-bedroom, 1-bath home currently tenant-occupied on a month-to-month lease, generating $900/month with tenant paying all utilities. Offers a strong value-add opportunity with potential for cosmetic improvements. Features include a 1-car garage and functional living space. Ideal for investors seeking immediate cash flow with upside potential. Great starter home as well.

2. 2026-04-25
   listed $84,900 Active
3. 2026-04-20
   listed $84,900 Active 395-char remark

   Show marketing remark (395 chars)

   Investment Opportunity: 2-bedroom, 1-bath home currently tenant-occupied on a month-to-month lease, generating $900/month with tenant paying all utilities. Offers a strong value-add opportunity with potential for cosmetic improvements. Features include a 1-car garage and functional living space. Ideal for investors seeking immediate cash flow with upside potential. Great starter home as well.

4. 2024-12-26
   soldstatus $72,000
5. 2017-10-11
   status Pending

   Show marketing remark (236 chars)

   Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

6. 2017-09-29
   soldstatus $17,000 Closed Sale

   Show marketing remark (236 chars)

   Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

7. 2017-09-29
   soldstatus $17,000

   Show marketing remark (236 chars)

   Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

8. 2017-08-31
   price $19,900

   Show marketing remark (236 chars)

   Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

9. 2017-07-31
   price $24,500

   Show marketing remark (236 chars)

   Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

10. 2017-07-03
    listed $27,500 New

    Show marketing remark (236 chars)

    Step-saver ranch, cheaper than rent and close to shopping and bus route! Ceramic entry; some wood laminate flooring; two bedrooms; full basement; low-maintenance exterior; two-car detached garage. This is a Fannie Mae HomePath property.

11. 2017-06-29
    listed $19,900
12. 2000-04-05
    soldstatus $49,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $12,802
• − Mortgage interest: −$4,756
• − Property taxes: −$2,158
• − Insurance: −$424
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,470
• Taxable income: $946
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $1,961/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): 26,768
• Household income: $62,973
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 941.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 13% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 13% · Canada, Philippines, China
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -72.42%
• Current HPI: 296.0019
• Rent YoY: —
• 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

+73.3% since first listed

13 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Pending — NWIAR
• 2026-04-25 Listed $84,900 MRED as Distributed by MLS Grid
• 2026-04-20 Listed $84,900 NWIAR
• 2024-12-26 Sold (Public Records) $72,000 Public Records
• 2017-10-11 Pending — MRED as Distributed by MLS Grid
• 2017-09-29 Sold (MLS) $17,000 MRED as Distributed by MLS Grid
• 2017-09-29 Sold (MLS) $17,000 NWIAR
• 2017-08-31 Price Changed $19,900 MRED as Distributed by MLS Grid
• 2017-07-31 Price Changed $24,500 MRED as Distributed by MLS Grid
• 2017-07-03 Listed $27,500 MRED as Distributed by MLS Grid
• 2017-06-29 Listed $19,900 NWIAR
• 2000-04-05 Sold (Public Records) $49,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,158 · +25.5% YoY. Source: county tax records.