2214 Jackson St · Rockford, IL 61107

$118,000

1 bd · 1.0 ba · 950 sqft · SingleFamily · 6 Days on market

Built 1925 2,178 sqft lot Est $136k · 13% under

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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 +14.5/30.0
• ARV discount +13.4/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Cottage with Updated Roof, Siding & Windows. Attached 1 car Garage, Front Covered Porch with Glass Windows, Eat In Kitchen, Bonus Room with Built In Cabinet in Basement Perfect for Any Use! Bedroom Has Two Large Closets. Bathroom Is Nice with a Pedestal Sink. This Home has Plenty of Natural Sunlight with ample windows in every room! There is no wasted space in this home and plenty of cabinet, closet & storage space. Kitchen Appliances including Washer, Dryer, Water Softener Stay. You won't find lower Taxes than these! Only needs your paint colors and decorating ideas to make it your own!

Key facts

• Newer vinyl siding
• Shingled roof
• 2,178 sq ft lot

Tags

• FIRST FLOOR BONUS ROOM
• EFFICIENT BOILER SYSTEM
• NEWER VINYL SIDING
• SHINGLED ROOF
• ONE CAR ATTACHED GARAGE
• STRONG ROCKFORD LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $26 ($309/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 $111k (5.7% below list).
• Recommended offer: $111k (5.7% below list) — sets the bar for 1% rule.

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: C Henry Bloom Elem School (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 410 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 (+5.9%/yr); 157 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $28k; list at $118k implies a 320% 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 $111,249 (5.7% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $135,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Welty Ave	0.11mi	2/1.0 (+1)	988 (+4%)	2mo	$153,500	$155	82
408 Welty Ave	0.12mi	2/1.0 (+1)	924 (-3%)	9mo	$125,000	$135	78
2812 Oak Grove Ln	0.54mi	2/1.0 (+1)	942 (-1%)	5mo	$155,000	$165	64
518 Shaw St	0.65mi	2/1.0 (+1)	1,010 (+6%)	3mo	$139,900	$139	51
1630 Oakes Ave	0.75mi	2/2.0 (+1)	956 (+1%)	8mo	$137,000	$143	48
410 Hunter Ave	0.64mi	2/1.0 (+1)	988 (+4%)	12mo	$150,000	$152	48
1519 Jackson St	0.59mi	2/1.0 (+1)	1,056 (+11%)	1mo	$110,000	$104	48
3005 Oak Grove Ln	0.67mi	2/1.0 (+1)	1,032 (+9%)	2mo	$165,000	$160	48
2312 Rural St St	0.20mi	2/1.0 (+1)	1,074 (+13%)	21mo	$95,000	$88	46
321 S Vale Ave	0.69mi	2/1.0 (+1)	1,008 (+6%)	10mo	$158,500	$157	44
1629 Greenwood Ave	0.50mi	2/1.0 (+1)	1,013 (+7%)	22mo	$120,000	$118	42
403 Hunter Ave	0.58mi	2/1.0 (+1)	1,036 (+9%)	23mo	$119,000	$115	34

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-14,079
• Equity at exit: $17,594

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $4,669
• Equity at exit: $10,202

Cash invested: $33,040 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$619
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $26

Break-even live

Break-even rent $1,080

Max offer price $118,000

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $59	+0% $26	+5% $-8	+10% $-41
Rent	-10% $-62	-5% $-18	+0% $26	+5% $70	+10% $114
Rate	-1.0pp $85	-0.5pp $56	base $26	+0.5pp $-5	+1.0pp $-36

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 E State St Unit 201 Rockford, IL	1.0	1.0	796	$1,800	$2.26	22d	1	0.65mi
408 S Gardiner Ave Unit 2 Rockford, IL	2.0	1.0	612	$1,050	$1.72	45d	1	0.69mi
604 Saint Louis Ave Unit 604-102A Rockford, IL	1.0	1.0	775	$950	$1.23	45d	1	0.73mi
1416 E State St Rockford, IL	2.0	1.0–2.0	825	$1,445	$1.75	14d	3	0.78mi
3303 E State St Apt 825 Rockford, IL	1.0	1.0	600	$750	$1.25	45d	1	0.85mi
1132 Crosby St Unit 1130-1WR Rockford, IL	1.0	1.0	525	$850	$1.62	45d	1	1.00mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	45d	1	1.00mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	1.04mi
1118 Revell Ave Unit 11182-R Rockford, IL	1.0	1.0	775	$895	$1.15	45d	1	1.05mi
150 N 9th St Unit 150-7 Rockford, IL	1.0	1.0	725	$925	$1.28	45d	1	1.05mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	45d	1	1.08mi
1357 5th Ave Unit 1357-4 Rockford, IL	1.0	1.0	550	$795	$1.45	22d	1	1.08mi
515 Fairview Ave Rockford, IL	2.0	1.0	800	$1,400	$1.75	22d	1	1.12mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.23mi
222 N 5th St Unit 222-103 Rockford, IL	1.0	1.0	750	$875	$1.17	45d	1	1.25mi
1310 Home Pl Unit 1 Rockford, IL	1.0	1.0	831	$700	$0.84	45d	1	1.27mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	1.44mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$1,850	$1.76	22d	1	1.47mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	14d	1	1.49mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $118,000 Pending 6 DOM
2. 2026-06-10
   days on market $118,000 Active 5 DOM
3. 2026-06-09
   days on market $118,000 Active 4 DOM
4. 2026-06-09
   status $118,000 Active 3 DOM
5. 2026-04-14
   status Pending
6. 2026-04-11
   listed $118,000 Active
7. 2017-05-19
   soldstatus $28,100 617-char remark

   Show marketing remark (617 chars)

   Adorable Cottage with Updated Roof, Siding & Windows. Attached 1 car Garage, Front Covered Porch with Glass Windows, Eat In Kitchen, Bonus Room with Built In Cabinet in Basement Perfect for Any Use! Bedroom Has Two Large Closets. Bathroom Is Nice with a Pedestal Sink. This Home has Plenty of Natural Sunlight with ample windows in every room! There is no wasted space in this home and plenty of cabinet, closet & storage space. Kitchen Appliances including Washer, Dryer, Water Softener Stay. You won't find lower Taxes than these! Only needs your paint colors and decorating ideas to make it your own!

8. 2017-05-19
   listed $24,900 617-char remark

   Show marketing remark (617 chars)

   Adorable Cottage with Updated Roof, Siding & Windows. Attached 1 car Garage, Front Covered Porch with Glass Windows, Eat In Kitchen, Bonus Room with Built In Cabinet in Basement Perfect for Any Use! Bedroom Has Two Large Closets. Bathroom Is Nice with a Pedestal Sink. This Home has Plenty of Natural Sunlight with ample windows in every room! There is no wasted space in this home and plenty of cabinet, closet & storage space. Kitchen Appliances including Washer, Dryer, Water Softener Stay. You won't find lower Taxes than these! Only needs your paint colors and decorating ideas to make it your own!

9. 1993-08-31
   soldstatus $35,000
10. 1993-08-31
    soldstatus $35,000
11. 1991-09-30
    soldstatus $25,500
12. 1991-09-30
    soldstatus $33,500
13. 1991-09-30
    soldstatus $33,500

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,450 · $204/mo
• Expected delta: +$228/yr (+$19/mo · 10.3%)

ⓘ 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: $13,350
• − Mortgage interest: −$6,610
• − Property taxes: −$2,222
• − Insurance: −$590
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$3,433
• Taxable loss: −$1,641
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $702/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): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• 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

+362.7% since first listed

9 events — show timeline

• 2026-04-14 Pending — NWIAR
• 2026-04-11 Listed $118,000 NWIAR
• 2017-05-19 Listed $24,900 NWIAR
• 2017-05-19 Sold (MLS) $28,100 NWIAR
• 1993-08-31 Sold (Public Records) $35,000 Public Records
• 1993-08-31 Sold (Public Records) $35,000 Public Records
• 1991-09-30 Sold (Public Records) $33,500 Public Records
• 1991-09-30 Sold (Public Records) $33,500 Public Records
• 1991-09-30 Sold (Public Records) $25,500 Public Records

Property tax history

+7.1%/yr

Latest (2024): $2,222 · +3.5% YoY. Source: county tax records.