910 Furman St · Rockford, IL 61101

$69,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily · 32 Days on market

Built 1926 7,330 sqft lot Est $86k · 20% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity in Rockford! This property offers strong potential for investors or owner-occupants. Features a spacious layout, large yard, and convenient location near schools, parks, and major roads. Property is being sold as-is-bring your ideas and make it your own!

Key facts

• Large yard
• Convenient location
• Spacious layout

Tags

• SPACIOUS LAYOUT
• LARGE YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Possession at closing; Seller holds earnest money
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two stories; Fee simple ownership; Built before 1978 (home age listed as 91–100 years)
• Construction: Other construction materials
• Exterior features: Lot roughly 49 x 149.6; Lot smaller than 0.25 acre

Interior

• Kitchen: Main-level kitchen (12 x 10)
• Bedrooms: Three bedrooms (including a second-floor primary bedroom measuring 13 x 11; additional second-floor bedrooms 11 x 10 and 10 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 76 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 40% of the median local income ($46k/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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $69k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.25% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.83%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $86,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 Fairview Ave	0.18mi	3/1.0	1,872 (0%)	15mo	$130,000	$69	75
418 Oakley Ave	0.44mi	3/1.0	1,800 (-4%)	1mo	$57,500	$32	68
1332 School St	0.34mi	3/2.0	1,678 (-10%)	7mo	$60,000	$36	61
3203 Montrose Ave	0.62mi	3/1.5	1,930 (+3%)	4mo	$125,000	$65	61
417 N Independence Ave	0.44mi	3/2.5	1,770 (-5%)	13mo	$96,500	$55	58
1015 N Central Ave	0.20mi	4/1.0 (+1)	2,104 (+12%)	8mo	$89,000	$42	54
2306 Andrews St	0.72mi	4/2.0 (+1)	1,800 (-4%)	3mo	$115,000	$64	53
115 Oakwood Ave	0.68mi	4/1.0 (+1)	1,860 (-1%)	10mo	$60,000	$32	50
407 Forest Ave	0.45mi	3/1.0	1,621 (-13%)	7mo	$57,000	$35	47
407 N Avon St	0.53mi	4/2.0 (+1)	2,121 (+13%)	9mo	$143,750	$68	40
1125 School St	0.39mi	4/1.0 (+1)	1,624 (-13%)	13mo	$75,000	$46	40
2923 Kenmore Ave	0.66mi	2/1.0 (-1)	1,676 (-10%)	6mo	$65,000	$39	37

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $36,860
• Equity at exit: $10,288

10-year hold

• IRR: 50.1%
• Equity multiple: 5.87×
• Total profit: $94,017
• Equity at exit: $5,966

Cash invested: $19,320 (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 61101

• Home prices YoY: -25.4%
• Active inventory: 76
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$362
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $754

Break-even live

Break-even rent $598

Max offer price $69,000

Occupancy floor 46%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	0.27mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	43d	1	0.32mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	0.37mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	0.42mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	0.56mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	0.62mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	0.71mi
2511 Ashland Ave Rockford, IL	4.0	2.0	2504	$2,900	$1.16	21d	1	0.75mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	13d	1	0.91mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	43d	1	0.96mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.96mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	1.00mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	43d	1	1.07mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	1.07mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	21d	1	1.41mi
1405 N Court St Unit 1407 Rockford, IL	2.0	1.0	1530	$1,100	$0.72	43d	1	1.43mi

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   price $69,000
3. 2026-04-23
   price $74,000
4. 2026-04-07
   price $79,000
5. 2026-03-30
   listed $84,900 Active
6. 2004-10-04
   soldstatus $37,000
7. 1992-06-24
   soldstatus $10,000
8. 1992-06-24
   soldstatus $10,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$290/yr (+$24/mo · 29.4%)

ⓘ 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 ≥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: $18,634
• − Mortgage interest: −$3,865
• − Property taxes: −$986
• − Insurance: −$345
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,007
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,020/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): 19,318
• Household income: $46,163
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1170.0

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 0.66)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 2%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% 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: ▼ -69.58%
• Current HPI: 204.8946
• 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

+590.0% since first listed

8 events — show timeline

• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed $69,000 MRED as Distributed by MLS Grid
• 2026-04-23 Price Changed $74,000 MRED as Distributed by MLS Grid
• 2026-04-07 Price Changed $79,000 MRED as Distributed by MLS Grid
• 2026-03-30 Listed $84,900 MRED as Distributed by MLS Grid
• 2004-10-04 Sold (Public Records) $37,000 Public Records
• 1992-06-24 Sold (Public Records) $10,000 Public Records
• 1992-06-24 Sold (Public Records) $10,000 Public Records

Property tax history

-1.8%/yr

Latest (2024): $986 · +3.5% YoY. Source: county tax records.