3602 Crowley St · Rockford, IL 61102

$79,999

2 bd · 1.0 ba · 1,539 sqft · SingleFamily · 44 Days on market

Built 1925 0.80 ac lot $52/sqft · 41% below area Est $135k · 41% under

---

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 +15.0/15.0
• 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

Listing remarks MLS

INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

Key facts

• 0.8 acre lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence (house); 1 story
• Exterior features: Shingle roof; 0.8-acre lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Electric cooktop; Refrigerator; Gas water heater; Finished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: 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: Ellis Elementary School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 401 students, 0% FRL); Thurgood Marshall School (math 82% / reading 82%, grade A+, #1 of 665 statewide, top 0%, 482 students, 0% FRL); Auburn High School (math 26% / reading 32%, grade F, #210 of 693 statewide, top 30%, 1,936 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.
• Zoned-school proficiency averages 38% at this address vs 14% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Rockford SD 205 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 72 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $80k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1925 — 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: 2.13% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.19%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (median comp): $135,177
• List price: $79,999
• Delta: -40.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Cambridge Ave	0.11mi	3/1.5 (+1)	1,533 (-0%)	2mo	$160,000	$104	85
709 Cambridge Ave	0.23mi	3/1.5 (+1)	1,533 (-0%)	4mo	$150,000	$98	79
734 Trenton Ave	0.22mi	3/2.5 (+1)	1,533 (-0%)	19mo	$159,000	$104	62
702 Cambridge Ave	0.24mi	1/1.0 (-1)	1,343 (-13%)	1mo	$72,000	$54	61
803 Plaisance Ave	0.43mi	2/2.0	1,624 (+6%)	22mo	$123,000	$76	49
435 Waveland Ave	0.60mi	3/2.0 (+1)	1,310 (-15%)	2mo	$142,000	$108	36

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: 43.4%
• Equity multiple: 2.87×
• Total profit: $41,933
• Equity at exit: $11,928

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $107,152
• Equity at exit: $6,917

Cash invested: $22,400 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 72
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $862

Break-even live

Break-even rent $610

Max offer price $79,999

Occupancy floor 44%

Sensitivity live

Price	-10% $907	-5% $885	+0% $862	+5% $840	+10% $817
Rent	-10% $728	-5% $795	+0% $862	+5% $929	+10% $997
Rate	-1.0pp $902	-0.5pp $883	base $862	+0.5pp $841	+1.0pp $820

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	45d	1	0.98mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	45d	1	1.08mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	14d	1	1.08mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	45d	1	1.17mi

Listing history 24 events

1. 2026-06-21
   days on market $79,999 Active 44 DOM
2. 2026-06-19
   days on market $79,999 Active 42 DOM
3. 2026-06-18
   days on market $79,999 Active 41 DOM
4. 2026-06-17
   days on market $79,999 Active 40 DOM
5. 2026-06-16
   days on market $79,999 Active 39 DOM
6. 2026-06-15
   remarks 205-char remark

   Show marketing remark (200 chars)

   INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

7. 2026-06-15
   price $79,999 Active 38 DOM

   Show marketing remark (200 chars)

   INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

8. 2026-06-15
   days on market $65,999 Active 38 DOM

   Show marketing remark (200 chars)

   INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

9. 2026-06-14
   days on market $65,999 Active 36 DOM
10. 2026-06-13
    days on market $65,999 Active 35 DOM
11. 2026-06-10
    days on market $65,999 Active 33 DOM
12. 2026-06-09
    days on market $65,999 Active 32 DOM
13. 2026-06-08
    days on market $65,999 Active 31 DOM
14. 2026-06-07
    days on market $65,999 Active 30 DOM
15. 2026-06-03
    days on market $65,999 Active 26 DOM
16. 2026-06-02
    days on market $65,999 Active 25 DOM
17. 2026-06-01
    days on market $65,999 Active 24 DOM
18. 2026-05-31
    days on market $65,999 Active 23 DOM
19. 2026-05-30
    days on market $65,999 Active 22 DOM
20. 2026-05-08
    listed $69,999 Active 153-char remark

    Show marketing remark (200 chars)

    INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

21. 2026-05-08
    listed $69,999 Active 151-char remark

    Show marketing remark (200 chars)

    INVESTORS!!!!! Looking for good bones on almost an acre of land....here's a 2 bedroom, 1 bath home ready for your ideas and make this your home! Now including additional pin making it a .80 acre sale!

22. 2016-08-19
    soldstatus $22,000
23. 2016-08-18
    soldstatus $22,000

    Show marketing remark (176 chars)

    Longtime homeowner, home is located on almost an acre, a lot of house and land for the money! Could be used as a 3 bedroom home. Needs a roof. PIN# 11-29-227-003 also included.

24. 2016-07-15
    listed $23,900

    Show marketing remark (176 chars)

    Longtime homeowner, home is located on almost an acre, a lot of house and land for the money! Could be used as a 3 bedroom home. Needs a roof. PIN# 11-29-227-003 also included.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $1,081 · $90/mo
• Expected delta: +$735/yr (+$61/mo · 212.6%)

ⓘ 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 · 14 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: $20,413
• − Mortgage interest: −$4,481
• − Property taxes: −$346
• − Insurance: −$400
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$2,327
• Taxable income: $9,593
• Est. tax owed @ 24.0%: −$2,302
• After-tax cash flow: $8,044/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

• City population: 147,297
• Population (ZIP): 16,620

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• 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

+234.7% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $79,999 NWIAR
• 2026-06-15 Price Changed $79,999 MRED as Distributed by MLS Grid
• 2026-05-20 Price Changed $65,999 NWIAR
• 2026-05-20 Price Changed $65,999 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $69,999 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $69,999 NWIAR
• 2016-08-19 Sold (Public Records) $22,000 Public Records
• 2016-08-18 Sold (MLS) $22,000 NWIAR
• 2016-07-15 Listed $23,900 NWIAR

Property tax history

+8.3%/yr

Latest (2025): $346 · +30.7% YoY. Source: county tax records.