1526 Latham St · Rockford, IL 61103

$125,000

4 bd · 2.0 ba · 1,783 sqft · SingleFamily · 38 Days on market

Built 1920 Est $168k · 25% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• 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

Listing remarks

Corner lot, close to everything. Large bedrooms, 2 floors. Great for large family. 2 car garage. Currently rented to long term tenant month to month for $1100 monthly. Investor alert, sold & quot; as is& quot; . Make cash offer. Please Text first.

Key facts

• Built 1920
• Listed 37 days

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$167,602) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 + 8.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $125k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1920 — 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: 1.26% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $167,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Grace St	0.22mi	3/2.0 (-1)	1,707 (-4%)	4mo	$151,000	$88	74
330 King St	0.17mi	5/2.0 (+1)	1,680 (-6%)	5mo	$90,000	$54	73
1027 Grant Ave	0.49mi	4/2.0	1,700 (-5%)	0mo	$177,000	$104	69
1403 Camp Ave	0.36mi	4/1.5	1,936 (+9%)	0mo	$226,000	$117	67
1520 Grant Ave	0.22mi	3/1.0 (-1)	1,658 (-7%)	3mo	$102,000	$62	66
1025 Grant Ave	0.50mi	4/1.5	1,680 (-6%)	1mo	$163,000	$97	65
706 John St	0.50mi	4/3.0	1,716 (-4%)	2mo	$230,000	$134	64
1416 Harlem Blvd	0.40mi	4/1.5	1,985 (+11%)	4mo	$224,900	$113	57
1926 Cumberland St	0.69mi	4/1.5	1,906 (+7%)	2mo	$135,000	$71	53
415 Logan St	0.37mi	3/1.5 (-1)	2,024 (+14%)	5mo	$180,000	$89	49
1831 Camp Ave	0.56mi	3/1.5 (-1)	1,970 (+10%)	6mo	$185,000	$94	44
2308 Hecker Ave	0.55mi	4/1.0	1,543 (-14%)	5mo	$80,000	$52	44

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: 5.8%
• Equity multiple: 1.24×
• Total profit: $8,396
• Equity at exit: $18,638

10-year hold

• IRR: 19.5%
• Equity multiple: 3.04×
• Total profit: $71,553
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $318

Break-even live

Break-even rent $1,173

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	43d	1	0.56mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	0.90mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	43d	1	1.04mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 38 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-13
   days on market $125,000 Active 31 DOM
8. 2026-06-10
   days on market $125,000 Active 29 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-03
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-30
    days on market $125,000 Active 18 DOM
17. 2026-05-12
    listed $125,000 Active 244-char remark
18. 1997-04-30
    soldstatus $63,500
19. 1997-04-30
    soldstatus $63,500
20. 1991-07-30
    soldstatus $48,000
21. 1991-07-30
    soldstatus $48,000

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: +$105/yr (+$9/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,907
• − Mortgage interest: −$7,002
• − Property taxes: −$2,628
• − Insurance: −$625
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,636
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,340/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

+160.4% since first listed

5 events — show timeline

• 2026-05-12 Listed $125,000 FSBO.com
• 1997-04-30 Sold (Public Records) $63,500 Public Records
• 1997-04-30 Sold (Public Records) $63,500 Public Records
• 1991-07-30 Sold (Public Records) $48,000 Public Records
• 1991-07-30 Sold (Public Records) $48,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,628 · +3.8% YoY. Source: county tax records.