3211 7th St · Rockford, IL 61109

$110,000

2 bd · 1.0 ba · 920 sqft · SingleFamily · 7 Days on market

Built 1940 6,098 sqft lot $120/sqft · 57% above area

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• 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 MLS

Fully updated 2-bedroom, 1-bath ranch offering 920 sq ft of move-in ready living space-perfect for a first-time homebuyer or rental investment opportunity! This home features fresh paint throughout, all new laminate flooring, and a completely updated kitchen. Major improvements completed in 2026 include new windows, siding, A/C, and garage door opener, providing low-maintenance living and peace of mind for years to come. Enjoy the fenced-in yard, ideal for pets, play, or outdoor entertaining. Turnkey and ready for immediate occupancy-don't miss this opportunity to own an affordable, fully refreshed home!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Annual property tax: $1,248

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Exterior features: Shingle roof; 0.14-acre lot

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.9% vs local median 6.1% in Rockford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Riverdahl Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 561 students, 0% FRL); Rockford Envrnmntl Science Acad (math 0% / reading 7%, grade F, #652 of 665 statewide, top 98%, 1,051 students, 0% FRL); Jefferson High School (math 3% / reading 9%, grade F, #608 of 693 statewide, top 88%, 2,114 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $761 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $110,000

Questions for the listing agent

1. Built in 1940 — 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: 1.00% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $70,263
• List price: $110,000
• Delta: 56.55%
• 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
3211 7th St	0.00mi	2/1.0	920 (0%)	0mo	$114,000	$124	100
614 Kennon Rd	0.34mi	2/1.0	960 (+4%)	9mo	$115,000	$120	69
3016 7th St	0.19mi	3/1.0 (+1)	836 (-9%)	4mo	$128,000	$153	68
826 Barnum Rd	0.18mi	3/1.0 (+1)	989 (+8%)	8mo	$185,000	$187	67
827 Sawyer Rd	0.12mi	2/1.0	786 (-15%)	5mo	$73,000	$93	66
3126 8th St	0.13mi	3/1.0 (+1)	1,000 (+9%)	10mo	$95,000	$95	66
820 Brooke Rd	0.32mi	3/2.0 (+1)	950 (+3%)	11mo	$60,000	$63	62
2817 9th St	0.53mi	3/2.0 (+1)	874 (-5%)	1mo	$149,900	$172	57
2930 11th St	0.58mi	2/1.0	832 (-10%)	1mo	$120,000	$144	56
1729 Johnson Ave	0.69mi	2/1.0	887 (-4%)	9mo	$118,000	$133	54
412 Brooke Rd	0.63mi	2/1.0	973 (+6%)	11mo	$95,000	$98	52
2837 10th St	0.55mi	2/1.0	816 (-11%)	5mo	$30,000	$37	51

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,575
• Equity at exit: $16,401

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,433
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$577
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $145

Break-even live

Break-even rent $920

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Lapey St Rockford, IL	1.0	1.0	700	$800	$1.14	44d	1	0.56mi
1213 39th Ave Rockford, IL	1.0	1.0	800	$900	$1.12	21d	1	1.06mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	1.14mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.14mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	1.14mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.14mi
2010 Kishwaukee St Unit 20102-N Rockford, IL	1.0	1.0	1000	$875	$0.88	44d	1	1.37mi
2208 Christina St Rockford, IL	2.0	1.0	700	$1,300	$1.86	21d	1	1.44mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	44d	1	1.45mi

Listing history 4 events

1. 2026-05-07
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Fully updated 2-bedroom, 1-bath ranch offering 920 sq ft of move-in ready living space-perfect for a first-time homebuyer or rental investment opportunity! This home features fresh paint throughout, all new laminate flooring, and a completely updated kitchen. Major improvements completed in 2026 include new windows, siding, A/C, and garage door opener, providing low-maintenance living and peace of mind for years to come. Enjoy the fenced-in yard, ideal for pets, play, or outdoor entertaining. Turnkey and ready for immediate occupancy-don't miss this opportunity to own an affordable, fully refreshed home!

2. 2026-05-07
   status Pending 629-char remark

   Show marketing remark (611 chars)

   Fully updated 2-bedroom, 1-bath ranch offering 920 sq ft of move-in ready living space-perfect for a first-time homebuyer or rental investment opportunity! This home features fresh paint throughout, all new laminate flooring, and a completely updated kitchen. Major improvements completed in 2026 include new windows, siding, A/C, and garage door opener, providing low-maintenance living and peace of mind for years to come. Enjoy the fenced-in yard, ideal for pets, play, or outdoor entertaining. Turnkey and ready for immediate occupancy-don't miss this opportunity to own an affordable, fully refreshed home!

3. 2026-04-30
   listed $110,000 Active 611-char remark

   Show marketing remark (611 chars)

   Fully updated 2-bedroom, 1-bath ranch offering 920 sq ft of move-in ready living space-perfect for a first-time homebuyer or rental investment opportunity! This home features fresh paint throughout, all new laminate flooring, and a completely updated kitchen. Major improvements completed in 2026 include new windows, siding, A/C, and garage door opener, providing low-maintenance living and peace of mind for years to come. Enjoy the fenced-in yard, ideal for pets, play, or outdoor entertaining. Turnkey and ready for immediate occupancy-don't miss this opportunity to own an affordable, fully refreshed home!

4. 2026-04-30
   listed $110,000 Active 629-char remark

   Show marketing remark (611 chars)

   Fully updated 2-bedroom, 1-bath ranch offering 920 sq ft of move-in ready living space-perfect for a first-time homebuyer or rental investment opportunity! This home features fresh paint throughout, all new laminate flooring, and a completely updated kitchen. Major improvements completed in 2026 include new windows, siding, A/C, and garage door opener, providing low-maintenance living and peace of mind for years to come. Enjoy the fenced-in yard, ideal for pets, play, or outdoor entertaining. Turnkey and ready for immediate occupancy-don't miss this opportunity to own an affordable, fully refreshed home!

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,873 · $156/mo
• Expected delta: +$624/yr (+$52/mo · 50.0%)

ⓘ 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 · 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: $13,246
• − Mortgage interest: −$6,162
• − Property taxes: −$1,248
• − Insurance: −$550
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,200
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,752/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

+3.6% since first listed

6 events — show timeline

• 2026-06-09 Sold (MLS) $114,000 NWIAR
• 2026-06-09 Sold (MLS) $114,000 MRED as Distributed by MLS Grid
• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Pending — NWIAR
• 2026-04-30 Listed $110,000 NWIAR
• 2026-04-30 Listed $110,000 MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,248 · +12.6% YoY. Source: county tax records.