2011 Latham St · Rockford, IL 61103

$125,000

3 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 29 Days on market

Built 1925 $86/sqft · 24% above area Est $101k · 24% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Rent growth +4.5/5.0
• 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

Investor Alert! Don't miss this one. Instant income producing property. Tenant already in place. Great rental history. This home features - 3 Bedrooms, 1.5 Bath, Nice Kitchen, Living & Dinning Rooms, Full Basement, 1 Car Garage, Nice large Backyard. Appliances Stay. (Washer & Dryer) - tenant owned. Schedule your showing today! (Allow time). Property needs a little TLC.

Key facts

• Garage
• Built 1925
• Listed 29 days

Property features AI

Finance

• Other: Estimated living area; Directions: From N Main & Auburn St - Go west on Auburn St, turn right onto Latham St; Possession subject to tenant's rights
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story house; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 50 x 50 x 150 x 150; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Partially finished full basement; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: R K Welsh Elem School (math 7% / reading 7%, grade F, #1,719 of 2,056 statewide, top 84%, 435 students, 0% FRL); West Middle School (math 3% / reading 11%, grade F, #627 of 665 statewide, top 95%, 849 students, 0% FRL); Guilford High School (math 15% / reading 28%, grade F, #345 of 693 statewide, top 50%, 2,071 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: Rents rising fast (+8.1%/yr); 105 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $864 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $66k; list at $125k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.13% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $101,159
• List price: $125,000
• Delta: 23.57%
• 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
1617 Custer Ave	0.21mi	2/1.0 (-1)	1,463 (+0%)	1mo	$135,000	$92	82
915 Van Wie Ave	0.36mi	3/2.5	1,480 (+2%)	2mo	$98,000	$66	75
1428 North Ave	0.53mi	3/2.0	1,435 (-1%)	1mo	$115,000	$80	70
1512 Price St	0.53mi	3/1.5	1,392 (-4%)	0mo	$145,000	$104	68
2122 N Church St	0.14mi	2/1.0 (-1)	1,286 (-12%)	3mo	$155,000	$121	65
2216 Cumberland St	0.65mi	3/2.0	1,528 (+5%)	1mo	$220,000	$144	59
2310 N Winnebago St	0.70mi	3/1.5	1,542 (+6%)	2mo	$140,000	$91	56
2310 N Winnebago Ave	0.70mi	3/1.5	1,542 (+6%)	2mo	$140,000	$91	56
318 Logan St	0.59mi	4/1.0 (+1)	1,384 (-5%)	2mo	$158,000	$114	56
2031 Ridge Ave	0.51mi	3/1.5	1,270 (-13%)	0mo	$175,000	$138	55
1520 Grant Ave	0.43mi	3/1.0	1,658 (+14%)	3mo	$102,000	$62	52
2315 Lawndale Ave	0.71mi	4/1.5 (+1)	1,619 (+11%)	2mo	$120,000	$74	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,525
• Equity at exit: $18,638

10-year hold

• IRR: 13.0%
• Equity multiple: 2.29×
• Total profit: $45,185
• Equity at exit: $10,808

Cash invested: $35,000 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 105
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$656
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $160

Break-even live

Break-even rent $1,208

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $231	-5% $195	+0% $160	+5% $125	+10% $89
Rent	-10% $49	-5% $104	+0% $160	+5% $216	+10% $272
Rate	-1.0pp $223	-0.5pp $192	base $160	+0.5pp $128	+1.0pp $95

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	15d	1	0.15mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	15d	1	0.16mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	45d	1	0.22mi
1405 N Court St Unit 1407 Rockford, IL	2.0	1.0	1530	$1,100	$0.72	45d	1	0.47mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	45d	1	0.71mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	23d	1	0.74mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	15d	1	0.74mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	23d	1	0.77mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	45d	1	0.80mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	15d	1	0.80mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	45d	1	0.91mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	23d	1	0.99mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	45d	1	1.00mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	23d	1	1.08mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	45d	1	1.08mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	15d	1	1.16mi
4719 Illinois St Loves Park, IL	3.0	1.0	1188	$1,600	$1.35	15d	1	1.18mi
3422 Fremont St Rockford, IL	3.0	2.0	1700	$1,975	$1.16	15d	1	1.18mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	15d	1	1.41mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	45d	1	1.46mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,399	$1.65	15d	1	1.47mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.49mi

Listing history 17 events

1. 2026-04-21
   listed $125,000 Active 383-char remark

   Show marketing remark (383 chars)

   Investor Alert! Don't miss this one. Instant income producing property. Tenant already in place. Great rental history. This home features - 3 Bedrooms, 1.5 Bath, Nice Kitchen, Living & Dinning Rooms, Full Basement, 1 Car Garage, Nice large Backyard. Appliances Stay. (Washer & Dryer) - tenant owned. Schedule your showing today! (Allow time). Property needs a little TLC.

2. 2026-04-21
   listed $125,000 Active 380-char remark

   Show marketing remark (383 chars)

   Investor Alert! Don't miss this one. Instant income producing property. Tenant already in place. Great rental history. This home features - 3 Bedrooms, 1.5 Bath, Nice Kitchen, Living & Dinning Rooms, Full Basement, 1 Car Garage, Nice large Backyard. Appliances Stay. (Washer & Dryer) - tenant owned. Schedule your showing today! (Allow time). Property needs a little TLC.

3. 2023-08-29
   historical
4. 2023-07-27
   listed
5. 2023-05-05
   historical
6. 2023-05-05
   status Temporarily No Showings
7. 2023-05-04
   historical
8. 2023-05-02
   listed Active
9. 2010-04-26
   soldstatus $66,500
10. 2010-03-23
    historical
11. 2010-02-05
    price Price Change
12. 2009-12-22
    listed New
13. 2009-11-19
    soldstatus $30,000 Closed Sale
14. 2009-07-16
    price $44,900 Price Change
15. 2009-06-05
    listed $49,900
16. 1996-06-20
    soldstatus $55,000
17. 1996-06-20
    soldstatus $55,000

ⓘ 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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/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 ≥102°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: $16,933
• − Mortgage interest: −$7,002
• − Property taxes: −$2,965
• − Insurance: −$625
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,636
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,922/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): 22,869
• Household income: $51,161
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1402.0

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 13% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -81.02%
• Current HPI: 215.8559
• Rent YoY: ▲ 8.11%
• 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

+127.3% since first listed

19 events — show timeline

• 2026-05-20 Pending — NWIAR
• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-21 Listed $125,000 MRED as Distributed by MLS Grid
• 2026-04-21 Listed $125,000 NWIAR
• 2023-08-29 Rental Removed — BUILDIUM
• 2023-07-27 Listed for Rent — BUILDIUM
• 2023-05-05 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-05 Relisted — MRED as Distributed by MLS Grid
• 2023-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-02 Listed — MRED as Distributed by MLS Grid
• 2010-04-26 Sold (Public Records) $66,500 Public Records
• 2010-03-23 Listing Removed — MRED as Distributed by MLS Grid
• 2010-02-05 Price Changed — MRED as Distributed by MLS Grid
• 2009-12-22 Listed — MRED as Distributed by MLS Grid
• 2009-11-19 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2009-07-16 Price Changed $44,900 MRED as Distributed by MLS Grid
• 2009-06-05 Listed $49,900 MRED as Distributed by MLS Grid
• 1996-06-20 Sold (Public Records) $55,000 Public Records
• 1996-06-20 Sold (Public Records) $55,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,965 · +3.8% YoY. Source: county tax records.