2216 Colorado Ave · Rockford, IL 61108

$169,900

3 bd · 1.0 ba · 978 sqft · SingleFamily · 2 Days on market

Built 1955 6,534 sqft lot Est $169k · 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 +15.9/30.0
• ARV discount +7.3/15.0
• DSCR +4.9/10.0
• Rent growth +4.5/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This adorable 3 bedroom, 1 bath Ranch style home located in the Rolling Green Subdivision is awaiting it's new owner. The basement has a laundry room, tool room and an area that could be used for a rec room or extra storage. There is a 1.5 car garage as well as a cement patio in the back ready for summertime activities.

Key facts

• Laundry room
• Rec room
• Ranch style home

Tags

• RANCH STYLE HOME
• LAUNDRY ROOM
• TOOL ROOM
• REC ROOM
• CEMENT PATIO

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces); Concrete driveway/parking
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Single-family residence; House
• Exterior features: Shingle roof; 0.15-acre lot

Interior

• Kitchen: Gas cooktop; Refrigerator; Garbage disposal
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas cooktop; Garbage disposal; Gas water heater; Full basement with sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $80 ($955/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 $139k (18.0% below list).
• Recommended offer: $139k (18.0% 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: Whitehead Elem School (math 4% / reading 8%, grade F, #1,733 of 2,056 statewide, top 84%, 638 students, 0% FRL); Bernard W Flinn Middle School (math 5% / reading 9%, grade F, #627 of 665 statewide, top 95%, 830 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 (+8.1%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• Current owner paid $65k; list at $170k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,318 (18.0% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $169,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Cornell Dr	0.26mi	3/1.0	1,009 (+3%)	3mo	$160,000	$159	80
3308 Wesleyan Ave	0.31mi	3/1.0	987 (+1%)	5mo	$160,000	$162	80
2320 Cornell Dr	0.27mi	3/1.0	906 (-7%)	2mo	$155,000	$171	74
2715 Colorado Ave	0.59mi	3/1.0	962 (-2%)	5mo	$177,800	$185	65
4107 Dakota Ln	0.44mi	3/1.0	1,040 (+6%)	5mo	$180,000	$173	65
4022 Laramie Ln	0.37mi	2/1.0 (-1)	1,070 (+9%)	1mo	$113,000	$106	62
1804 E Gate Pkwy	0.36mi	3/1.0	1,107 (+13%)	1mo	$182,000	$164	61
3332 Seward Ave	0.42mi	3/2.0	898 (-8%)	4mo	$176,500	$197	59
2815 Green Dale Dr	0.71mi	3/1.0	936 (-4%)	1mo	$165,000	$176	59
4119 Seward Ave	0.39mi	3/1.5	1,100 (+12%)	2mo	$190,000	$173	57
1926 Apple Tree Ln	0.59mi	2/1.0 (-1)	1,102 (+13%)	0mo	$183,500	$167	46
3009 Pleasant View Ave	0.54mi	2/2.0 (-1)	1,110 (+14%)	2mo	$206,000	$186	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.68×
• Total profit: $-15,172
• Equity at exit: $25,333

10-year hold

• IRR: 6.2%
• Equity multiple: 1.56×
• Total profit: $26,531
• Equity at exit: $14,690

Cash invested: $47,572 (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 61108

• Home prices YoY: -29.2%
• Rents YoY: 8.1%
• Active inventory: 116
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $80

Break-even live

Break-even rent $1,292

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $176	-5% $128	+0% $80	+5% $32	+10% $-17
Rent	-10% $-30	-5% $25	+0% $80	+5% $135	+10% $190
Rate	-1.0pp $165	-0.5pp $123	base $80	+0.5pp $36	+1.0pp $-9

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Silent Wood Trl Unit 2735-7 Rockford, IL	3.0	1.5	1050	$1,310	$1.25	23d	1	0.54mi
4242 Harrison Ave Rockford, IL	1.0–2.0	1.0	692	$1,299	$1.88	14d	1	0.59mi
3902 15th Ave Unit 3902-7 Rockford, IL	2.0	1.0	900	$1,375	$1.53	23d	1	0.67mi
4455 Charles St Rockford, IL	1.0–2.0	1.0	787	$1,299	$1.65	14d	1	0.76mi
4960 Hinsdale Ave Rockford, IL	2.0	1.0	900	$1,100	$1.22	45d	1	1.03mi
4960 Hinsdale Ave Unit 8 8 Rockford, IL	2.0	1.5	900	$1,100	$1.22	45d	1	1.03mi
515 Fairview Ave Rockford, IL	2.0	1.0	800	$1,400	$1.75	23d	1	1.20mi
4815 Creek View Rd Rockford, IL	2.0	1.0	800	$1,100	$1.38	45d	1	1.43mi
4752 E Lawn Dr Rockford, IL	1.0–2.0	1.0	887	$1,095	$1.23	14d	1	1.47mi

Listing history 4 events

1. 2026-06-03
   status $169,900 Pending 2 DOM
2. 2026-06-02
   days on market $169,900 Active 2 DOM
3. 2026-06-01
   remarks 321-char remark
4. 2026-06-01
   listed $169,900 Active 1 DOM

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $2,284 · $190/mo
• Expected delta: +$1,573/yr (+$131/mo · 221.2%)

ⓘ 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 ≥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: $16,718
• − Mortgage interest: −$9,517
• − Property taxes: −$711
• − Insurance: −$850
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,943
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,430/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): 30,355
• Household income: $64,415
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1199.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Black 11% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Portuguese 3% Arab 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 75% English-only · Spanish 16% Arabic 3% Other Asian/Pacific 2%

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: ▼ -90.38%
• Current HPI: 218.6339
• 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

+161.4% since first listed

3 events — show timeline

• 2026-06-01 Listed $169,900 NWIAR
• 1997-11-20 Sold (Public Records) $65,000 Public Records
• 1997-11-20 Sold (Public Records) $65,000 Public Records

Property tax history

-7.1%/yr

Latest (2024): $711 · -76.9% YoY. Source: county tax records.