2108 Margaret Dr · Loves Park, IL 61111

$175,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily · 2 Days on market

Built 1958 0.53 ac lot Est $174k · at est.

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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 +14.9/30.0
• ARV discount +7.3/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! 3-bedroom, 2-bath, OVERSIZED GARAGE . 50 acre, FULLY FENCED residence nestled in the heart of Machesney Park! This well-maintained home offers a spacious and functional layout, perfect for everyday living and entertaining. The bright and inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary bedroom has plentiful closet space, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. A second full bathroom adds comfort and convenience for family and visitors alike. Enjoy outdoor living in the generous backyard—ideal for relaxing, gardening, or hosting summer gathe

Key facts

• Fully fenced
• Generous backyard
• 0.53 acre lot

Tags

• FULLY FENCED
• GENEROUS BACKYARD
• GREAT LOCATION NEAR ROCK CUT
• GREAT LOCATION NEAR PARKS
• GREAT LOCATION NEAR SHOPPING
• FURNACE CLEANED 2X A YEAR

Property features AI

Finance

• Other: Annual tax information available

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Shingle roof; Lot approximately 0.53 acre

Interior

• Kitchen: Gas cooktop; Oven; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Gas cooktop; Oven; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $51 ($614/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (21.0% below list).
• Recommended offer: $138k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Loves Park — 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 74/100 on livability (#255 in IL, #4,724 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Maple Elem School (math 12% / reading 22%, grade F, #1,141 of 2,056 statewide, top 59%, 410 students, 0% FRL); Harlem High School (math 18% / reading 23%, grade F, #350 of 693 statewide, top 51%, 1,875 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,268 (21.0% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $174,220
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7207 Forest Hills Rd	0.31mi	3/2.0	1,181 (+5%)	23mo	$60,000	$51	58
7231 Forest Hills Rd Rd	0.28mi	3/1.5	1,186 (+6%)	22mo	$184,000	$155	58
7706 Deerfield Rd	0.51mi	3/1.0	1,085 (-4%)	11mo	$215,000	$198	57
4462 Blackberry Knoll Dr	0.63mi	3/1.5	1,068 (-5%)	7mo	$211,500	$198	54
7713 Buffalo Grove Rd	0.52mi	3/1.0	1,002 (-11%)	10mo	$147,200	$147	46
7609 Buffalo Grove Rd	0.45mi	3/1.0	962 (-14%)	8mo	$200,000	$208	45
7201 Forest Hills Rd	0.33mi	2/2.0 (-1)	999 (-11%)	24mo	$135,000	$135	42

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-25,180
• Equity at exit: $26,093

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,064
• Equity at exit: $15,131

Cash invested: $49,000 (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 61111

• Active inventory: 91
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $51

Break-even live

Break-even rent $1,318

Max offer price $175,000

Occupancy floor 91%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4041 Rennhart Loves Park, IL	1.0–2.0	1.0	1027	$1,250	$1.22	13d	5	0.58mi
7705 Randy Rd Machesney Park, IL	3.0	1.0	760	$1,250	$1.64	13d	1	1.02mi
3273 Kimball Rd Unit 1 Rockford, IL	2.0	1.5	1100	$1,600	$1.45	44d	1	1.44mi
3273 Kimball Rd Rockford, IL	2.0	1.0	1100	$1,600	$1.45	44d	1	1.44mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $175,000 Active
3. 2026-05-04
   historical
4. 2026-05-01
   listed Active

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $2,289 · $191/mo
• Expected delta: +$1,683/yr (+$140/mo · 277.8%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,592
• − Mortgage interest: −$9,803
• − Property taxes: −$606
• − Insurance: −$875
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,091
• Taxable loss: −$2,437
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $1,199/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Loves Park

• Score: 74/100
• State rank: #255
• US rank: #4724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loves Park, IL
• City population: 22,838
• Population (ZIP): 22,838

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: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 9% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -125.48%
• Current HPI: 222.3872
• 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

4 events — show timeline

• 2026-05-22 Pending — NWIAR
• 2026-05-20 Listed $175,000 NWIAR
• 2026-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-01 Listed — MRED as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2024): $606 · -53.9% YoY. Source: county tax records.