2916 Sewell St · Rockford, IL 61109

$124,900

3 bd · 3.0 ba · — sqft · MultiFamily · 26 Days on market

Built 1940 Est $138k · 9% 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 +11.7/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great for investors! This property features one studio unit and two one-bedroom units, All units are occupied, providing immediate rental income. Don't miss out on this solid investment!

Key facts

• 3 parking spots
• Built 1940
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.9% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $3,252/mo this rent would consume 62% of the median local household income ($63k/yr) (locally 941% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $20k; list at $125k implies a 524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,026 (1.5% below list)

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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.60% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.42%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $137,623
• List price: $124,900
• Delta: -9.24%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2905-2907 Hanson St	0.19mi	2/2.0 (-1)	—	11mo	$135,000	—	60
2920 9th St	0.54mi	2/2.0 (-1)	—	4mo	$42,000	—	50
2622 Hanson St	0.40mi	3/3.0	—	23mo	$113,000	—	50
2642 9th St	0.61mi	4/4.0 (+1)	1,497	5mo	$243,600	$163	46

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: 58.1%
• Equity multiple: 3.58×
• Total profit: $90,078
• Equity at exit: $18,623

10-year hold

• IRR: 62.9%
• Equity multiple: 7.31×
• Total profit: $220,583
• Equity at exit: $10,799

Cash invested: $34,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,252 high
• Mortgage (P&I): −$655
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $1,732

Break-even live

Break-even rent $1,060

Max offer price $124,900

Occupancy floor 42%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,252
Total (3 units)			$3,252

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2809 Bildahl St Rockford, IL	2.0	1.0	—	$1,150	—	13d	1	0.54mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.86mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.86mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.01mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	1.01mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	44d	1	1.04mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	13d	1	1.21mi
1612 10th St Unit 2 Rockford, IL	3.0	1.0	—	$1,250	—	44d	1	1.37mi
409 Barnum Rd Rockford, IL	2.0	1.0	—	$1,300	—	21d	1	1.37mi
407 Sawyer Rd Rockford, IL	2.0	1.0	—	$1,350	—	21d	1	1.39mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	44d	1	1.41mi
3516 Constance Dr Rockford, IL	3.0	2.0	2400	$1,795	$0.75	21d	1	1.43mi
2723 Silent Wood Trl Unit 2735-7 Rockford, IL	3.0	1.5	1050	$1,310	$1.25	21d	1	1.44mi

Listing history 18 events

1. 2026-05-19
   status Pending 186-char remark

   Show marketing remark (186 chars)

   Great for investors! This property features one studio unit and two one-bedroom units, All units are occupied, providing immediate rental income. Don't miss out on this solid investment!

2. 2026-05-05
   status Active 186-char remark

   Show marketing remark (186 chars)

   Great for investors! This property features one studio unit and two one-bedroom units, All units are occupied, providing immediate rental income. Don't miss out on this solid investment!

3. 2026-03-29
   status Pending 186-char remark

   Show marketing remark (186 chars)

   Great for investors! This property features one studio unit and two one-bedroom units, All units are occupied, providing immediate rental income. Don't miss out on this solid investment!

4. 2026-03-18
   listed $124,900 Active 186-char remark

   Show marketing remark (186 chars)

   Great for investors! This property features one studio unit and two one-bedroom units, All units are occupied, providing immediate rental income. Don't miss out on this solid investment!

5. 2017-01-18
   soldstatus $20,000
6. 2017-01-17
   soldstatus $20,000 Closed Sale 249-char remark

   Show marketing remark (249 chars)

   3 - Unit. Great investment opportunity! (1 - studio, 2 - 1 bedroom units). Move in condition - Tenant Ready! Priced to sell fast! Don't miss this Super Deal! Can be sold as a package along with 2914 Sewell St. (Sold as is) This one is ready for you!

7. 2017-01-17
   soldstatus $20,000

   Show marketing remark (249 chars)

   3 - Unit. Great investment opportunity! (1 - studio, 2 - 1 bedroom units). Move in condition - Tenant Ready! Priced to sell fast! Don't miss this Super Deal! Can be sold as a package along with 2914 Sewell St. (Sold as is) This one is ready for you!

8. 2017-01-06
   status Pending 249-char remark

   Show marketing remark (249 chars)

   3 - Unit. Great investment opportunity! (1 - studio, 2 - 1 bedroom units). Move in condition - Tenant Ready! Priced to sell fast! Don't miss this Super Deal! Can be sold as a package along with 2914 Sewell St. (Sold as is) This one is ready for you!

9. 2017-01-04
   listed $24,900

   Show marketing remark (249 chars)

   3 - Unit. Great investment opportunity! (1 - studio, 2 - 1 bedroom units). Move in condition - Tenant Ready! Priced to sell fast! Don't miss this Super Deal! Can be sold as a package along with 2914 Sewell St. (Sold as is) This one is ready for you!

10. 2017-01-04
    listed $24,900 New 249-char remark

    Show marketing remark (249 chars)

    3 - Unit. Great investment opportunity! (1 - studio, 2 - 1 bedroom units). Move in condition - Tenant Ready! Priced to sell fast! Don't miss this Super Deal! Can be sold as a package along with 2914 Sewell St. (Sold as is) This one is ready for you!

11. 2016-11-03
    historical
12. 2016-09-13
    price
13. 2016-08-02
    price
14. 2015-08-11
    listed New
15. 2009-11-13
    soldstatus $246,730
16. 2001-01-10
    soldstatus $31,500
17. 1992-10-15
    soldstatus $45,000
18. 1992-10-08
    soldstatus $29,000

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$635/yr (+$53/mo · 40.5%)

ⓘ 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: $39,024
• − Mortgage interest: −$6,996
• − Property taxes: −$1,566
• − Insurance: −$624
• − Repairs & maintenance: −$3,122
• − Management: −$3,122
• − Depreciation: −$3,633
• Taxable income: $19,960
• Est. tax owed @ 24.0%: −$4,790
• After-tax cash flow: $15,988/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

+330.7% since first listed

18 events — show timeline

• 2026-05-19 Pending — NWIAR
• 2026-05-05 Relisted — NWIAR
• 2026-03-29 Pending — NWIAR
• 2026-03-18 Listed $124,900 NWIAR
• 2017-01-18 Sold (Public Records) $20,000 Public Records
• 2017-01-17 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2017-01-17 Sold (MLS) $20,000 NWIAR
• 2017-01-06 Pending — MRED as Distributed by MLS Grid
• 2017-01-04 Listed $24,900 NWIAR
• 2017-01-04 Listed $24,900 MRED as Distributed by MLS Grid
• 2016-11-03 Listing Removed — MRED as Distributed by MLS Grid
• 2016-09-13 Price Changed — MRED as Distributed by MLS Grid
• 2016-08-02 Price Changed — MRED as Distributed by MLS Grid
• 2015-08-11 Listed — MRED as Distributed by MLS Grid
• 2009-11-13 Sold (Public Records) $246,730 Public Records
• 2001-01-10 Sold (Public Records) $31,500 Public Records
• 1992-10-15 Sold (Public Records) $45,000 Public Records
• 1992-10-08 Sold (Public Records) $29,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $1,566 · +74.2% YoY. Source: county tax records.