2935 Potter St · Rockford, IL 61109

$99,900

3 bd · 1.0 ba · 938 sqft · SingleFamily · 98 Days on market

Built 1940 7,405 sqft lot $107/sqft · 13% above area Est $88k · 13% 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity: 3-bedroom, 1-bath home, currently leased until December 2026. The property has been recently remodeled and is well maintained. A large yard adds outdoor space and strong rental appeal. Great option for investors looking for stable, long-term income.

Key facts

• Recently remodeled
• Large yard
• Well maintained

Tags

• LARGE YARD
• RECENTLY REMODELED
• WELL MAINTAINED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $88,438
• List price: $99,900
• Delta: 12.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 Sewell St	0.10mi	3/1.0	994 (+6%)	1mo	$98,000	$99	85
3110 Horton St	0.23mi	3/1.0	914 (-3%)	12mo	$117,000	$128	76
2834 Hanson St	0.19mi	3/1.0	1,015 (+8%)	8mo	$90,000	$89	71
2930 11th St	0.23mi	2/1.0 (-1)	832 (-11%)	1mo	$120,000	$144	65
2710 Hanson St	0.35mi	2/1.0 (-1)	982 (+5%)	8mo	$85,000	$87	64
2817 9th St	0.54mi	3/2.0	874 (-7%)	1mo	$149,900	$172	58
1729 Johnson Ave	0.44mi	2/1.0 (-1)	887 (-5%)	9mo	$118,000	$133	58
3113 16th St	0.30mi	2/1.0 (-1)	1,056 (+13%)	9mo	$125,000	$118	53
3126 8th St	0.64mi	3/1.0	1,000 (+7%)	10mo	$95,000	$95	50
2837 10th St	0.40mi	2/1.0 (-1)	816 (-13%)	5mo	$30,000	$37	50
3016 7th St	0.68mi	3/1.0	836 (-11%)	4mo	$128,000	$153	47
3322 Nashold Dr	0.57mi	4/2.0 (+1)	1,066 (+14%)	4mo	$212,000	$199	39

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,509
• Equity at exit: $14,895

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $32,787
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $340

Break-even live

Break-even rent $872

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $397	-5% $369	+0% $340	+5% $312	+10% $284
Rent	-10% $237	-5% $289	+0% $340	+5% $392	+10% $443
Rate	-1.0pp $391	-0.5pp $366	base $340	+0.5pp $314	+1.0pp $288

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.88mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.88mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.00mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.00mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	44d	1	1.40mi

Listing history 35 events

1. 2026-06-19
   remarks 274-char remark
2. 2026-06-19
   statusdays on marketlisting id $99,900 Pending 98 DOM
3. 2026-06-18
   days on market $99,900 Active 62 DOM
4. 2026-06-17
   days on market $99,900 Active 61 DOM
5. 2026-06-16
   days on market $99,900 Active 60 DOM
6. 2026-06-15
   days on market $99,900 Active 59 DOM
7. 2026-06-14
   days on market $99,900 Active 57 DOM
8. 2026-06-13
   days on market $99,900 Active 56 DOM
9. 2026-06-10
   days on market $99,900 Active 54 DOM
10. 2026-06-09
    days on market $99,900 Active 53 DOM
11. 2026-06-08
    days on market $99,900 Active 52 DOM
12. 2026-06-07
    days on market $99,900 Active 51 DOM
13. 2026-06-03
    days on market $99,900 Active 47 DOM
14. 2026-06-02
    days on market $99,900 Active 46 DOM
15. 2026-06-01
    days on market $99,900 Active 45 DOM
16. 2026-05-31
    days on market $99,900 Active 44 DOM
17. 2026-05-30
    days on market $99,900 Active 43 DOM
18. 2026-05-01
    price $99,900
19. 2026-04-19
    price $99,900 274-char remark

    Show marketing remark (274 chars)

    Investment opportunity: 3-bedroom, 1-bath home, currently leased until December 2026. The property has been recently remodeled and is well maintained. A large yard adds outdoor space and strong rental appeal. Great option for investors looking for stable, long-term income.

20. 2026-04-17
    listed $107,500 Active
21. 2026-03-12
    listed $107,500 Active 274-char remark

    Show marketing remark (274 chars)

    Investment opportunity: 3-bedroom, 1-bath home, currently leased until December 2026. The property has been recently remodeled and is well maintained. A large yard adds outdoor space and strong rental appeal. Great option for investors looking for stable, long-term income.

22. 2025-10-26
    historical $1,150
23. 2025-10-09
    price $1,150
24. 2025-10-05
    listed $1,250
25. 2024-12-26
    soldstatus $80,000
26. 2024-09-09
    historical $1,100
27. 2024-08-18
    listed $1,100
28. 2021-06-22
    soldstatus $35,000 Closed Sale
29. 2021-06-22
    soldstatus $35,000
30. 2021-06-14
    status Pending
31. 2021-06-01
    listed $50,000
32. 2021-05-11
    price $50,000
33. 2021-05-10
    status Reactivated
34. 2021-02-18
    status Pending
35. 2020-11-24
    listed $45,000 New

ⓘ 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: $1,477 · $123/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$396/yr (+$33/mo · 26.8%)

ⓘ 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: $15,630
• − Mortgage interest: −$5,596
• − Property taxes: −$1,477
• − Insurance: −$500
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,906
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,448/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

+122.0% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-04-19 Price Changed $99,900 NWIAR
• 2026-04-17 Listed $107,500 MRED as Distributed by MLS Grid
• 2026-03-12 Listed $107,500 NWIAR
• 2025-10-26 Rental Removed $1,150 RENTLY
• 2025-10-09 Price Changed $1,150 RENTLY
• 2025-10-05 Listed for Rent $1,250 RENTLY
• 2024-12-26 Sold (Public Records) $80,000 Public Records
• 2024-09-09 Rental Removed $1,100 APPFOLIO
• 2024-08-18 Listed for Rent $1,100 APPFOLIO
• 2021-06-22 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2021-06-22 Sold (MLS) $35,000 NWIAR
• 2021-06-14 Pending — MRED as Distributed by MLS Grid
• 2021-06-01 Listed $50,000 NWIAR
• 2021-05-11 Price Changed $50,000 MRED as Distributed by MLS Grid
• 2021-05-10 Relisted — MRED as Distributed by MLS Grid
• 2021-02-18 Pending — MRED as Distributed by MLS Grid
• 2020-11-24 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2024): $1,477 · +3.5% YoY. Source: county tax records.