1732 13th Ave · Rockford, IL 61104

$90,000

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 175 Days on market

Built 1900 6,969 sqft lot $58/sqft · 12% below area Est $102k · 12% 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 +30.0/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 2 Story Home. 16x11 Bonus Room could be used as extra Bedroom. Partially Fenced Yard.

Key facts

• 6,969 sq ft lot
• Built 1900
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (+9.7%/yr); 67 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $1,474/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 1406% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $67k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.64% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.03%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $102,369
• List price: $90,000
• Delta: -12.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 13th St	0.15mi	4/2.0 (+1)	1,550 (-0%)	2mo	$166,000	$107	82
1615 15th Ave	0.23mi	3/1.0	1,451 (-6%)	1mo	$149,000	$103	78
1123 16th St	0.25mi	3/1.0	1,758 (+13%)	0mo	$125,000	$71	66
2229 Broadway St	0.44mi	4/2.0 (+1)	1,492 (-4%)	0mo	$169,500	$114	64
2317 11th Ave	0.52mi	4/1.0 (+1)	1,612 (+4%)	1mo	$166,000	$103	64
1130 16th St	0.27mi	4/2.0 (+1)	1,734 (+12%)	1mo	$111,500	$64	58
1610 Parmele St	0.32mi	2/1.0 (-1)	1,776 (+14%)	3mo	$78,500	$44	54
2205 18th Ave	0.54mi	3/1.0	1,355 (-13%)	0mo	$107,000	$79	54
2342 17th Ave	0.61mi	3/1.0	1,726 (+11%)	1mo	$167,000	$97	52
2126 9th St	0.74mi	3/2.5	1,435 (-8%)	2mo	$163,000	$114	46
1318 6th Ave	0.62mi	3/1.5	1,365 (-12%)	5mo	$125,000	$92	45
620 17th St	0.59mi	4/2.0 (+1)	1,336 (-14%)	2mo	$199,000	$149	38

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: 23.0%
• Equity multiple: 2.01×
• Total profit: $25,394
• Equity at exit: $13,419

10-year hold

• IRR: 34.1%
• Equity multiple: 4.93×
• Total profit: $99,138
• Equity at exit: $7,782

Cash invested: $25,200 (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 61104

• Home prices YoY: -21.4%
• Rents YoY: 9.7%
• Active inventory: 67
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$472
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $505

Break-even live

Break-even rent $835

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 15th St Rockford, IL	4.0	1.5	1267	$1,450	$1.14	21d	1	0.29mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	13d	1	0.39mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	13d	1	0.41mi
1231 11th Ave Rockford, IL	4.0	1.0	1284	$1,450	$1.13	43d	1	0.44mi
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	43d	1	0.60mi
333 S Gardiner Ave Unit AVE2 Rockford, IL	4.0	1.0	1306	$1,600	$1.23	43d	1	0.68mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	13d	1	0.83mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	43d	1	0.83mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	43d	1	0.90mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	43d	1	1.22mi
708 29th St Rockford, IL	3.0	2.0	1800	$1,600	$0.89	21d	1	1.29mi

Listing history 11 events

1. 2026-05-04
   status Pending 95-char remark

   Show marketing remark (95 chars)

   4 Bedroom 2 Story Home. 16x11 Bonus Room could be used as extra Bedroom. Partially Fenced Yard.

2. 2026-05-04
   status Pending 95-char remark

   Show marketing remark (95 chars)

   4 Bedroom 2 Story Home. 16x11 Bonus Room could be used as extra Bedroom. Partially Fenced Yard.

3. 2025-11-10
   listed $90,000 Active 95-char remark

   Show marketing remark (95 chars)

   4 Bedroom 2 Story Home. 16x11 Bonus Room could be used as extra Bedroom. Partially Fenced Yard.

4. 2025-11-10
   listed $90,000 Active 95-char remark

   Show marketing remark (95 chars)

   4 Bedroom 2 Story Home. 16x11 Bonus Room could be used as extra Bedroom. Partially Fenced Yard.

5. 2007-05-03
   soldstatus $67,000
6. 2007-04-02
   historical
7. 2007-03-27
   historical
8. 2007-03-14
   listed
9. 2006-12-12
   listed
10. 1994-08-05
    soldstatus $25,000
11. 1994-08-05
    soldstatus $25,000

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$120/yr (+$10/mo · 6.7%)

ⓘ 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: $17,686
• − Mortgage interest: −$5,041
• − Property taxes: −$1,802
• − Insurance: −$450
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$2,618
• Taxable income: $4,945
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $4,870/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): 17,222
• Household income: $33,772
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 1406.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 26% Black 25% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Philippines
• Languages at home: 74% English-only · Spanish 18% Other Asian/Pacific 3% 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: ▼ -63.40%
• Current HPI: 233.0219
• Rent YoY: ▲ 9.67%
• 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

+260.0% since first listed

11 events — show timeline

• 2026-05-04 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Pending — NWIAR
• 2025-11-10 Listed $90,000 NWIAR
• 2025-11-10 Listed $90,000 MRED as Distributed by MLS Grid
• 2007-05-03 Sold (Public Records) $67,000 Public Records
• 2007-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-14 Listed — MRED as Distributed by MLS Grid
• 2006-12-12 Listed — MRED as Distributed by MLS Grid
• 1994-08-05 Sold (Public Records) $25,000 Public Records
• 1994-08-05 Sold (Public Records) $25,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $1,802 · +3.5% YoY. Source: county tax records.