1270 W Staver St · Freeport, IL 61032

$119,000

3 bd · 1.0 ba · 1,267 sqft · SingleFamily · 10 Days on market

Built 1965 6,098 sqft lot $94/sqft · 26% above area Est $94k · 26% 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Annual tax amount reported

Exterior

• Parking: Detached 1‑car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence (house); Residential property
• Construction: Below‑grade finished area; 475 square feet finished below grade
• Exterior features: Shingle roof; 0.14‑acre lot

Interior

• Kitchen: Electric cooktop; Disposal; Refrigerator
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.0% vs local median 5.8% in Freeport — 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 72/100 on livability (#302 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute F, employment F.
• Freeport SD 145 (town): math 11% / reading 12% proficiency, ranked #565 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln-Douglas Elementary School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 286 students, 0% FRL); Carl Sandburg Middle Sch (math 10% / reading 10%, grade F, #583 of 665 statewide, top 89%, 397 students, 0% FRL); Freeport High School (math 11% / reading 18%, grade F, #479 of 693 statewide, top 71%, 1,080 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 206 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7 units permitted in Stephenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1965 — 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. 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?
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 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: 1.06% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $94,148
• List price: $119,000
• Delta: 26.40%
• 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
1270 W Staver St	0.00mi	3/1.0	1,267 (0%)	0mo	$119,000	$94	100
137 N Stewart Ave	0.20mi	3/1.0	1,260 (-1%)	3mo	$114,500	$91	88
1221 W Lincoln Blvd	0.43mi	3/1.5	1,338 (+6%)	1mo	$150,000	$112	68
1133 W Staver St	0.24mi	2/1.5 (-1)	1,408 (+11%)	0mo	$150,000	$107	63
205 N Mernitz Ave	0.19mi	4/1.5 (+1)	1,404 (+11%)	9mo	$155,000	$110	59
319 N Foley Ave	0.54mi	2/1.5 (-1)	1,200 (-5%)	2mo	$120,000	$100	58
905 S Mckinley Ave	0.68mi	3/1.0	1,308 (+3%)	10mo	$85,000	$65	54
1864 Revere St	0.68mi	3/1.5	1,337 (+6%)	3mo	$115,000	$86	54
70 N Westwood Ave	0.46mi	3/1.5	1,092 (-14%)	8mo	$150,000	$137	47
1260 W Palmer St	0.74mi	4/1.5 (+1)	1,240 (-2%)	9mo	$57,500	$46	47
45 N Sunset Ave	0.37mi	2/2.0 (-1)	1,442 (+14%)	7mo	$135,000	$94	45
1909 Revere St	0.71mi	3/1.5	1,452 (+15%)	9mo	$115,900	$80	33

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,589
• Equity at exit: $17,743

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $6,357
• Equity at exit: $10,289

Cash invested: $33,320 (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 61032

• Home prices YoY: -19.5%
• Active inventory: 206
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$624
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $168

Break-even live

Break-even rent $1,051

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $235	-5% $201	+0% $168	+5% $134	+10% $100
Rent	-10% $68	-5% $118	+0% $168	+5% $217	+10% $267
Rate	-1.0pp $227	-0.5pp $198	base $168	+0.5pp $137	+1.0pp $105

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 W Stephenson St Freeport, IL	2.0	1.0	1330	$1,000	$0.75	45d	1	0.66mi
435 N Apple Ave Freeport, IL	4.0	2.0	1500	$1,450	$0.97	45d	1	0.92mi
742 W Homer St Freeport, IL	3.0	1.0	1434	$1,325	$0.92	45d	1	0.94mi
320 W Clark St Freeport, IL	4.0	1.0	1509	$1,395	$0.92	45d	1	1.00mi
816 S James Ave Freeport, IL	3.0	1.0	1152	$1,325	$1.15	45d	1	1.40mi

Listing history 10 events

1. 2026-06-12
   listing id $119,000 Pending 10 DOM
2. 2026-05-16
   status Pending 1142-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

3. 2026-05-16
   status Pending 1126-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

4. 2026-05-11
   price $119,000 1142-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

5. 2026-05-11
   price $119,000 1126-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

6. 2026-05-06
   listed $129,000 Active 1142-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

7. 2026-05-06
   listed $129,000 Active 1126-char remark

   Show marketing remark (1126 chars)

   Welcome to this light-filled, inviting ranch-style home featuring three bedrooms and one bathroom. The bright living room seamlessly opens to a spacious kitchen, complete with ample cabinets, workspace, and a cozy eating area perfect for casual meals. Sliding doors lead to a deck overlooking a fenced backyard, ideal for outdoor enjoyment and entertaining. Two comfortable bedrooms and a shared bathroom are conveniently located down the hall, alongside additional storage space. The finished lower level offers a third bedroom with an egress window, a large recreation room perfect for relaxation or entertaining, and a designated laundry area. Additional unfinished basement space provides plenty of storage options. Outside you will find a convenient storage shed, designated area for gardening & a one stall detached garage. Updates include: Patio 2019, Shower 2018, circuit breaker 2013 & new central air in 2024. Situated in an excellent location, this home is close to shopping, amenities, and offers easy access to the highway. Cozy, functional, and ready for you-don't miss out on this wonderful opportunity!

8. 2019-09-17
   soldstatus $62,225
9. 2019-09-13
   soldstatus $65,500

   Show marketing remark (328 chars)

   Walk into this cute Ranch with 6 panel doors and a whole house ceiling fan. The kitchen has ample cabinets and counter space with a breakfast bar. Updates include: Patio 2019, Shower 2018, 2017 hardwood floors redone, sump pump 2014, circuit breaker 2013, carpet 2012, Roof 2005, C/A 2004. The HVAC system is cleaned every year.

10. 2019-06-29
    listed $64,900

    Show marketing remark (328 chars)

    Walk into this cute Ranch with 6 panel doors and a whole house ceiling fan. The kitchen has ample cabinets and counter space with a breakfast bar. Updates include: Patio 2019, Shower 2018, 2017 hardwood floors redone, sump pump 2014, circuit breaker 2013, carpet 2012, Roof 2005, C/A 2004. The HVAC system is cleaned every year.

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: +$411/yr (+$34/mo · 21.9%)

ⓘ 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 ≥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: $15,156
• − Mortgage interest: −$6,666
• − Property taxes: −$1,879
• − Insurance: −$595
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,462
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,979/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: Freeport SD 145
• NCES district ID: 1715900
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $39,803
• Composite: 9.89/100
• National rank: #9821
• State rank: #565 of 620 in IL

Livability — Freeport

• Score: 72/100
• State rank: #302
• US rank: #5927

Category grades

Amenities C Commute F Cost of living A+ Crime C Employment F Housing A- Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, IL
• Population (ZIP): 29,072

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.75%
• Current HPI: 163.677
• Rent YoY: —
• Metro: —
• 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

+83.4% since first listed

11 events — show timeline

• 2026-06-15 Sold (MLS) $119,000 NWIAR
• 2026-06-15 Sold (MLS) $119,000 MRED as Distributed by MLS Grid
• 2026-05-16 Pending — NWIAR
• 2026-05-16 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Price Changed $119,000 NWIAR
• 2026-05-11 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2026-05-06 Listed $129,000 NWIAR
• 2026-05-06 Listed $129,000 MRED as Distributed by MLS Grid
• 2019-09-17 Sold (Public Records) $62,225 Public Records
• 2019-09-13 Sold (MLS) $65,500 NWIAR
• 2019-06-29 Listed $64,900 NWIAR

Property tax history

+5.1%/yr

Latest (2024): $1,879 · +3.4% YoY. Source: county tax records.