1036 N Winnebago St · Rockford, IL 61103

$135,000

4 bd · 1.0 ba · 1,639 sqft · SingleFamily · 101 Days on market

Built 1915 6,098 sqft lot $82/sqft · 47% above area Est $92k · 47% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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

Spacious 4 bedroom, 1 bath 2-story home. The large living room has hardwood flooring and wood burning fireplace, separate dining room the kitchen has oak cabinets, vinyl plank flooring and newer laminate countertops. Three of the bedrooms are on the 2nd floor with the 4th bedroom on the main floor (no closet). The primary bedroom has an additional room that would make great office or walk-in closet. Walk-up attic can be finished for more additional space. New roof and metal eaves. Detached 2 car garage. Located minutes from downtown Rockford and the Rock River!

Key facts

• Hardwood flooring
• Oak cabinets
• Walk-up attic

Tags

• HARDWOOD FLOORING
• WOOD BURNING FIREPLACE
• OAK CABINETS
• VINYL PLANK FLOORING
• NEWER LAMINATE COUNTERTOPS
• WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Rents rising fast (+8.1%/yr); 103 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); 56% 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 37% 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1915 — 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: 1.18% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $92,147
• List price: $135,000
• Delta: 46.50%
• 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
1025 Grant Ave	0.37mi	4/1.5	1,680 (+2%)	1mo	$163,000	$97	76
928 North Ave	0.23mi	4/1.0	1,482 (-10%)	1mo	$149,900	$101	73
928 North Ave	0.23mi	4/1.0	1,482 (-10%)	1mo	$149,900	$101	73
1027 Grant Ave	0.37mi	4/2.0	1,700 (+4%)	0mo	$177,000	$104	72
706 John St	0.28mi	4/3.0	1,716 (+5%)	2mo	$230,000	$134	69
1512 N Rockton Ave N	0.34mi	3/1.5 (-1)	1,549 (-6%)	3mo	$160,000	$103	66
1520 Grant Ave	0.54mi	3/1.0 (-1)	1,658 (+1%)	3mo	$102,000	$62	65
2315 Lawndale Ave	0.74mi	4/1.5	1,619 (-1%)	2mo	$120,000	$74	60
330 King St	0.64mi	5/2.0 (+1)	1,680 (+2%)	5mo	$90,000	$54	52
1614 Grace St	0.67mi	3/2.0 (-1)	1,707 (+4%)	4mo	$151,000	$88	50
1428 North Ave	0.43mi	3/2.0 (-1)	1,435 (-12%)	1mo	$115,000	$80	49
1619 Grant Ave	0.61mi	3/1.5 (-1)	1,456 (-11%)	5mo	$158,000	$109	42

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $12,274
• Equity at exit: $20,129

10-year hold

• IRR: 20.9%
• Equity multiple: 3.17×
• Total profit: $82,026
• Equity at exit: $11,672

Cash invested: $37,800 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 103
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$708
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $405

Break-even live

Break-even rent $1,078

Max offer price $135,000

Occupancy floor 70%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	0.33mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	0.75mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	0.91mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.01mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	1.07mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	43d	1	1.10mi
210 Irving Ave Rockford, IL	5.0	1.0	1202	$1,850	$1.54	43d	1	1.14mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	1.23mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	43d	1	1.32mi

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 101 DOM
2. 2026-06-18
   days on market $135,000 Active 100 DOM
3. 2026-06-17
   days on market $135,000 Active 99 DOM
4. 2026-06-16
   days on market $135,000 Active 98 DOM
5. 2026-06-15
   days on market $135,000 Active 97 DOM
6. 2026-06-14
   days on market $135,000 Active 95 DOM
7. 2026-06-13
   days on market $135,000 Active 94 DOM
8. 2026-06-10
   days on market $135,000 Active 92 DOM
9. 2026-06-09
   days on market $135,000 Active 91 DOM
10. 2026-06-08
    days on market $135,000 Active 90 DOM
11. 2026-06-07
    days on market $135,000 Active 89 DOM
12. 2026-06-03
    days on market $135,000 Active 85 DOM
13. 2026-06-02
    days on market $135,000 Active 84 DOM
14. 2026-06-01
    days on market $135,000 Active 83 DOM
15. 2026-05-31
    days on market $135,000 Active 82 DOM
16. 2026-05-30
    days on market $135,000 Active 81 DOM
17. 2026-03-10
    listed $135,000 Active 567-char remark

    Show marketing remark (567 chars)

    Spacious 4 bedroom, 1 bath 2-story home. The large living room has hardwood flooring and wood burning fireplace, separate dining room the kitchen has oak cabinets, vinyl plank flooring and newer laminate countertops. Three of the bedrooms are on the 2nd floor with the 4th bedroom on the main floor (no closet). The primary bedroom has an additional room that would make great office or walk-in closet. Walk-up attic can be finished for more additional space. New roof and metal eaves. Detached 2 car garage. Located minutes from downtown Rockford and the Rock River!

18. 2026-03-10
    listed $135,000 Active 567-char remark

    Show marketing remark (567 chars)

    Spacious 4 bedroom, 1 bath 2-story home. The large living room has hardwood flooring and wood burning fireplace, separate dining room the kitchen has oak cabinets, vinyl plank flooring and newer laminate countertops. Three of the bedrooms are on the 2nd floor with the 4th bedroom on the main floor (no closet). The primary bedroom has an additional room that would make great office or walk-in closet. Walk-up attic can be finished for more additional space. New roof and metal eaves. Detached 2 car garage. Located minutes from downtown Rockford and the Rock River!

19. 2025-04-24
    soldstatus $100,000
20. 2025-04-14
    soldstatus $100,000 Closed
21. 2025-04-14
    soldstatus $100,000 Closed
22. 2025-03-26
    status Pending
23. 2025-03-26
    status Pending
24. 2025-03-22
    listed $85,000 Active
25. 2025-03-22
    listed $85,000 Active

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$1,006/yr (+$84/mo · 95.5%)

ⓘ 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 ≥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: $19,087
• − Mortgage interest: −$7,562
• − Property taxes: −$1,053
• − Insurance: −$675
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$3,927
• Taxable income: $2,816
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,180/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

+58.8% since first listed

9 events — show timeline

• 2026-03-10 Listed $135,000 NWIAR
• 2026-03-10 Listed $135,000 MRED as Distributed by MLS Grid
• 2025-04-24 Sold (Public Records) $100,000 Public Records
• 2025-04-14 Sold (MLS) $100,000 NWIAR
• 2025-04-14 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2025-03-26 Pending — NWIAR
• 2025-03-26 Pending — MRED as Distributed by MLS Grid
• 2025-03-22 Listed $85,000 NWIAR
• 2025-03-22 Listed $85,000 MRED as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2024): $1,053 · +86.5% YoY. Source: county tax records.