1816 Remington Rd · Rockford, IL 61108

$240,000

4 bd · 2.0 ba · — sqft · MultiFamily · 6 Days on market

Built 1995

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

Key facts

• Separate utilities
• Private entrances
• New light fixtures

Tags

• PRIVATE ENTRANCES
• SEPARATE UTILITIES
• IN-UNIT LAUNDRY HOOKUPS
• FIREPLACE
• NEW LIGHT FIXTURES
• PROFESSIONALLY CLEANED CARPETS

Property features AI

Finance

• Other: Built before 1978: No; Not rebuilt or rehabbed; Building contains 2 units
• Financial info: Special service area: No

Exterior

• Parking: Attached garage (2 garage spaces; 2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property (two-unit building); Fee simple ownership; 31–40 years old
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 67 x 145 x 67 x 145; Lot under 0.25 acre; Vinyl siding

Interior

• Kitchen: Unit 1: Stove, Refrigerator; Unit 2: Stove, Refrigerator, Dishwasher
• Bedrooms: 4 bedrooms (two 2-bedroom units: one on first floor, one on second floor)
• Bathrooms: 2 full bathrooms (one in each unit)
• Heating & cooling: Natural gas forced air heating
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive. Per door: $155/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• 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: Rolling Green (math 8% / reading 7%, grade F, #1,627 of 2,056 statewide, top 81%, 486 students, 0% FRL); Abraham Lincoln Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 699 students, 0% FRL); Rockford East High School (math 7% / reading 13%, grade F, #528 of 693 statewide, top 82%, 1,718 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); 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $2,540/mo this rent would consume 47% of the median local household income ($64k/yr) (locally 1199% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $147k; list at $240k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $240,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.06% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Eastmoreland Ave	0.34mi	5/2.0 (+1)	—	11mo	$229,500	—	58
2304-2306 Eastmoreland Ave	0.35mi	5/3.0 (+1)	3,371	6mo	$224,000	$66	57
2523 - 2525 Holmes St	0.68mi	4/2.0	2,501	1mo	$250,000	$100	55
3814-16 15th Ave	0.26mi	3/2.0 (-1)	1,496	23mo	$163,000	$109	51
2527 Holmes St	0.69mi	4/1.0	—	5mo	$218,000	—	47
4709-11 Delmar St	0.55mi	4/2.0	1,885	22mo	$170,000	$90	43
2507 Holmes St	0.63mi	4/2.0	—	22mo	$218,000	—	40

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-5,673
• Equity at exit: $35,785

10-year hold

• IRR: 12.4%
• Equity multiple: 2.22×
• Total profit: $81,814
• Equity at exit: $20,751

Cash invested: $67,200 (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 61108

• Home prices YoY: -29.2%
• Rents YoY: 8.1%
• Active inventory: 114
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $310

Break-even live

Break-even rent $2,148

Max offer price $240,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,540
Total (2 units)			$2,540

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 Constance Dr Rockford, IL	3.0	2.0	2400	$1,795	$0.75	21d	1	0.75mi
2321 Welworth Ave Rockford, IL	5.0	2.0	1728	$2,000	$1.16	43d	1	0.82mi
2723 Silent Wood Trl Unit 2735-7 Rockford, IL	3.0	1.5	1050	$1,310	$1.25	21d	1	0.92mi
708 29th St Rockford, IL	3.0	2.0	1800	$1,600	$0.89	21d	1	1.11mi

Listing history 13 events

1. 2026-05-21
   status Active

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

2. 2026-05-21
   status Active 683-char remark

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

3. 2026-05-14
   status Pending 683-char remark

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

4. 2026-05-14
   status Pending

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

5. 2026-05-11
   listed $240,000 Active

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

6. 2026-05-11
   listed $240,000 Active 683-char remark

   Show marketing remark (683 chars)

   Truly move-in ready duplex, ideal for an owner-occupant or investor. This well-maintained property features two (2) units. Each unit features: 2-bedrooms, 1 bathroom, private entrances, separate utilities, in-unit laundry hookups, fireplace, and 1-car attached garage with garage door opener. Long term tenant has been there since 2021. Upper unit has new light fixtures throughout, professionally cleaned carpets, fresh paint, and vaulted ceilings. Private outdoor living with separate patio/deck spaces for each unit. Newer 5-year-old roof. A great opportunity to own a turnkey duplex in a convenient location; minutes from live entertainment, dining, shopping, and major highways.

7. 2021-09-07
   soldstatus $147,000
8. 2021-08-26
   soldstatus $147,000 Closed 347-char remark

   Show marketing remark (347 chars)

   Beautiful duplex! Full remodeled baths. Updated kitchens. New lighting throughout. All new floor coverings, freshly painted. Great opportunity for a live-in owner. Separate utilities, separate entrances, separate private garages with garage door openers private patio/deck. Move in ready! Both units have two bedrooms and come with a 1 car garage.

9. 2021-08-26
   soldstatus $147,000

   Show marketing remark (347 chars)

   Beautiful duplex! Full remodeled baths. Updated kitchens. New lighting throughout. All new floor coverings, freshly painted. Great opportunity for a live-in owner. Separate utilities, separate entrances, separate private garages with garage door openers private patio/deck. Move in ready! Both units have two bedrooms and come with a 1 car garage.

10. 2021-07-16
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Beautiful duplex! Full remodeled baths. Updated kitchens. New lighting throughout. All new floor coverings, freshly painted. Great opportunity for a live-in owner. Separate utilities, separate entrances, separate private garages with garage door openers private patio/deck. Move in ready! Both units have two bedrooms and come with a 1 car garage.

11. 2021-07-13
    listed $144,900 New 347-char remark

    Show marketing remark (347 chars)

    Beautiful duplex! Full remodeled baths. Updated kitchens. New lighting throughout. All new floor coverings, freshly painted. Great opportunity for a live-in owner. Separate utilities, separate entrances, separate private garages with garage door openers private patio/deck. Move in ready! Both units have two bedrooms and come with a 1 car garage.

12. 2021-07-13
    listed $144,900

    Show marketing remark (347 chars)

    Beautiful duplex! Full remodeled baths. Updated kitchens. New lighting throughout. All new floor coverings, freshly painted. Great opportunity for a live-in owner. Separate utilities, separate entrances, separate private garages with garage door openers private patio/deck. Move in ready! Both units have two bedrooms and come with a 1 car garage.

13. 1998-09-01
    soldstatus $117,000

ⓘ 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: $4,058 · $338/mo
• Projected year-2 tax: $4,753 · $396/mo
• Expected delta: +$695/yr (+$58/mo · 17.1%)

ⓘ 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: $30,480
• − Mortgage interest: −$13,444
• − Property taxes: −$4,058
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$6,982
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,737/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): 30,355
• Household income: $64,415
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1199.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Black 11% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Portuguese 3% Arab 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 75% English-only · Spanish 16% Arabic 3% Other Asian/Pacific 2%

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: ▼ -90.38%
• Current HPI: 218.6339
• 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

+105.1% since first listed

13 events — show timeline

• 2026-05-21 Relisted — MRED as Distributed by MLS Grid
• 2026-05-21 Relisted — NWIAR
• 2026-05-14 Pending — NWIAR
• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Listed $240,000 NWIAR
• 2026-05-11 Listed $240,000 MRED as Distributed by MLS Grid
• 2021-09-07 Sold (Public Records) $147,000 Public Records
• 2021-08-26 Sold (MLS) $147,000 NWIAR
• 2021-08-26 Sold (MLS) $147,000 MRED as Distributed by MLS Grid
• 2021-07-16 Pending — MRED as Distributed by MLS Grid
• 2021-07-13 Listed $144,900 MRED as Distributed by MLS Grid
• 2021-07-13 Listed $144,900 NWIAR
• 1998-09-01 Sold (Public Records) $117,000 Public Records

Property tax history

-0.0%/yr

Latest (2024): $4,058 · +5.5% YoY. Source: county tax records.