1924 Kings Hwy · Rockford, IL 61107

$275,000

3 bd · 1.5 ba · 2,009 sqft · SingleFamily

Built 1960 Est $235k · 17% over

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Why this score? — see what drove the F 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 +14.1/30.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SBR

Key facts

• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $39 ($465/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 $268k (2.6% below list).
• Recommended offer: $268k (2.6% 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: Rents rising fast (+5.9%/yr); 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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.

Recommended offer $267,926 (2.6% below list)

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. 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: 0.97% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $235,053
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Roncevalles Ave	0.52mi	3/2.0	1,999 (-0%)	0mo	$222,000	$111	73
1632 Arden Ave	0.35mi	3/1.5	1,814 (-10%)	5mo	$215,501	$119	63
1606 Roncevalles Ave	0.32mi	3/2.0	2,266 (+13%)	0mo	$265,000	$117	61
2615 Brendenwood Rd	0.72mi	3/1.5	1,977 (-2%)	4mo	$184,000	$93	61
1614 Fairview (sbr) Ct	0.35mi	3/1.5	1,736 (-14%)	1mo	$230,500	$133	60
1012 Chelsea Ave	0.72mi	3/2.0	2,066 (+3%)	1mo	$240,000	$116	59
3712 Pinecrest Rd	0.36mi	4/2.0 (+1)	1,820 (-9%)	2mo	$265,000	$146	58
2812 Pelham Rd	0.50mi	3/1.0	2,208 (+10%)	1mo	$130,000	$59	58
1708 Parkview	0.74mi	3/2.5	1,956 (-3%)	2mo	$305,000	$156	56
2920 Buckingham Dr	0.41mi	3/1.5	1,734 (-14%)	5mo	$200,000	$115	54
2209 Edgebrook Dr	0.66mi	2/2.0 (-1)	2,097 (+4%)	4mo	$265,000	$126	51
1111 Luther Ave Ave	0.64mi	3/1.0	1,752 (-13%)	3mo	$180,000	$103	44

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-33,842
• Equity at exit: $41,003

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $9,617
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,679 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$521 /mo · $6,254/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $39

Break-even live

Break-even rent $2,630

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $194	-5% $117	+0% $39	+5% $-39	+10% $-117
Rent	-10% $-173	-5% $-67	+0% $39	+5% $145	+10% $250
Rate	-1.0pp $177	-0.5pp $109	base $39	+0.5pp $-32	+1.0pp $-105

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	14d	1	0.96mi
3121 Carefree Dr Rockford, IL	4.0	2.5	3000	$2,800	$0.93	45d	1	1.00mi
4300 Eastridge Dr Unit 1 Rockford, IL	3.0	2.0	1500	$1,575	$1.05	14d	1	1.39mi

Listing history 20 events

1. 2026-05-05
   soldstatus $271,500
2. 2026-03-19
   historical 3-char remark

   Show marketing remark (3 chars)

   SBR

3. 2026-03-19
   listed $275,000 3-char remark

   Show marketing remark (3 chars)

   SBR

4. 2026-03-19
   historical

   Show marketing remark (3 chars)

   SBR

5. 2026-03-19
   listed $275,000

   Show marketing remark (3 chars)

   SBR

6. 2019-03-15
   soldstatus $146,750
7. 2019-03-13
   soldstatus $146,750 476-char remark

   Show marketing remark (476 chars)

   Location, location, location! Beautiful updated home with more than 2000 sq ft of living space. Newer stainless steel appliances, updated plumbing/electrical fixtures throughout. Formal living room with fireplace, formal dining room, huge main-floor family room perfect for entertaining. Updated full bath with double sinks, glass enclosed tub/shower. Spectacular hardwood floors. Private yard with deck and sprinkler system. Truly a home to be proud of and want to show off!

8. 2018-12-05
   listed $152,500 476-char remark

   Show marketing remark (476 chars)

   Location, location, location! Beautiful updated home with more than 2000 sq ft of living space. Newer stainless steel appliances, updated plumbing/electrical fixtures throughout. Formal living room with fireplace, formal dining room, huge main-floor family room perfect for entertaining. Updated full bath with double sinks, glass enclosed tub/shower. Spectacular hardwood floors. Private yard with deck and sprinkler system. Truly a home to be proud of and want to show off!

9. 2014-08-19
   soldstatus $133,500
10. 2014-08-15
    soldstatus $133,500 Closed Sale
11. 2014-08-15
    soldstatus $133,500
12. 2014-07-19
    status Pending
13. 2014-07-14
    listed $138,900 New
14. 2014-07-14
    listed $138,900
15. 2014-07-08
    historical
16. 2014-05-28
    status Pending
17. 2014-05-08
    listed New
18. 2013-11-11
    historical
19. 2013-07-16
    listed New
20. 2009-05-04
    soldstatus $126,000

ⓘ 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: $6,254 · $521/mo
• Projected year-2 tax: $6,254 · $521/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 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,151
• − Mortgage interest: −$15,404
• − Property taxes: −$6,254
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$8,000
• Taxable loss: −$4,026
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $1,431/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

+115.5% since first listed

20 events — show timeline

• 2026-05-05 Sold (Public Records) $271,500 Public Records
• 2026-03-19 Listed $275,000 MRED as Distributed by MLS Grid
• 2026-03-19 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-19 Listed $275,000 NWIAR
• 2026-03-19 Delisted — NWIAR
• 2019-03-15 Sold (Public Records) $146,750 Public Records
• 2019-03-13 Sold (MLS) $146,750 NWIAR
• 2018-12-05 Listed $152,500 NWIAR
• 2014-08-19 Sold (Public Records) $133,500 Public Records
• 2014-08-15 Sold (MLS) $133,500 MRED as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) $133,500 NWIAR
• 2014-07-19 Pending — MRED as Distributed by MLS Grid
• 2014-07-14 Listed $138,900 MRED as Distributed by MLS Grid
• 2014-07-14 Listed $138,900 NWIAR
• 2014-07-08 Listing Removed — MRED as Distributed by MLS Grid
• 2014-05-28 Pending — MRED as Distributed by MLS Grid
• 2014-05-08 Listed — MRED as Distributed by MLS Grid
• 2013-11-11 Listing Removed — MRED as Distributed by MLS Grid
• 2013-07-16 Listed — MRED as Distributed by MLS Grid
• 2009-05-04 Sold (Public Records) $126,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $6,254 · +4.8% YoY. Source: county tax records.