2512 Andrews St · Rockford, IL 61101

$65,000

2 bd · 1.0 ba · 816 sqft · SingleFamily · 17 Days on market

Built 1940 4,356 sqft lot Est $104k · 38% 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 +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

Charming Spanish Revival-style bungalow with 2 bedrooms and 1 bathroom. Tenant occupied with a long term tenant. Spacious living room with a wood burning fireplace, separate dining space and galley-style kitchen. Needs TLC, no FHA/VA

Key facts

• 4,356 sq ft lot
• Built 1940
• Listed 17 days

Property features AI

Finance

• Other: Annual tax amount: $598

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; House (residential property)
• Exterior features: 0.1-acre lot

Interior

• Kitchen: Gas cooktop
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas cooktop; Gas water heater; Full basement

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$104,448) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Kennedy Middle School (math 3% / reading 2%, grade F, #660 of 665 statewide, top 100%, 380 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.
• Market conditions: 76 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $65k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.79% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $104,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2213 Mulberry St	0.23mi	2/1.0	864 (+6%)	4mo	$42,000	$49	76
317 N Horace Ave	0.14mi	2/1.0	715 (-12%)	1mo	$109,000	$152	72
702 N Independence Ave	0.53mi	2/1.0	823 (+1%)	6mo	$100,000	$122	69
610 N Horace Ave	0.28mi	2/1.0	896 (+10%)	7mo	$116,900	$130	65
414 Howard Ave	0.51mi	2/1.0	768 (-6%)	4mo	$68,000	$89	63
917 Willard Ave	0.53mi	2/1.0	768 (-6%)	6mo	$98,000	$128	61
2315 Chestnut St	0.34mi	2/1.0	932 (+14%)	7mo	$125,000	$134	54
906 N Central Ave	0.66mi	2/1.0	768 (-6%)	9mo	$74,900	$98	52
210 Stewart Ave	0.48mi	2/1.0	696 (-15%)	5mo	$107,000	$154	49
1107 N Sunset Ave	0.70mi	2/1.0	725 (-11%)	4mo	$65,000	$90	45
920 Oakley Ave	0.74mi	3/2.0 (+1)	900 (+10%)	3mo	$128,000	$142	37
406 S Independence Ave	0.67mi	3/1.0 (+1)	936 (+15%)	7mo	$105,000	$112	33

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: 28.2%
• Equity multiple: 2.18×
• Total profit: $21,394
• Equity at exit: $9,692

10-year hold

• IRR: 35.7%
• Equity multiple: 4.28×
• Total profit: $59,732
• Equity at exit: $5,620

Cash invested: $18,200 (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 61101

• Home prices YoY: -25.4%
• Active inventory: 76
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$341
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $501

Break-even live

Break-even rent $527

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $538	-5% $520	+0% $501	+5% $483	+10% $465
Rent	-10% $410	-5% $455	+0% $501	+5% $547	+10% $593
Rate	-1.0pp $534	-0.5pp $518	base $501	+0.5pp $484	+1.0pp $467

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	44d	1	0.15mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	44d	1	0.31mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	13d	1	0.57mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	0.60mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	0.79mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	0.82mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	21d	1	0.83mi
1118 Furman St Unit 1118-15 Rockford, IL	1.0	1.0	650	$995	$1.53	44d	1	0.90mi
1118 Furman St Unit 1118-13 Rockford, IL	1.0	1.0	650	$995	$1.53	21d	1	0.90mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	1.09mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	13d	1	1.09mi
1413 La Belle Ave Rockford, IL	2.0	1.0	900	$1,200	$1.33	44d	1	1.27mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	44d	1	1.43mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$999	$1.05	13d	1	1.46mi

Listing history 13 events

1. 2026-06-13
   status $65,000 Pending 17 DOM
2. 2026-06-10
   days on market $65,000 Active 17 DOM
3. 2026-06-09
   days on market $65,000 Active 16 DOM
4. 2026-06-08
   days on market $65,000 Active 15 DOM
5. 2026-06-07
   days on market $65,000 Active 14 DOM
6. 2026-06-03
   days on market $65,000 Active 10 DOM
7. 2026-06-02
   days on market $65,000 Active 9 DOM
8. 2026-06-01
   days on market $65,000 Active 8 DOM
9. 2026-05-31
   days on market $65,000 Active 7 DOM
10. 2026-05-30
    days on market $65,000 Active 6 DOM
11. 2026-05-24
    listed $65,000 Active
12. 1997-07-21
    soldstatus $17,000
13. 1992-11-16
    soldstatus $10,500

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,026 · $85/mo
• Expected delta: +$450/yr (+$37/mo · 78.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,934
• − Mortgage interest: −$3,641
• − Property taxes: −$576
• − Insurance: −$325
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,891
• Taxable income: $5,271
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,751/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): 19,318
• Household income: $46,163
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1170.0

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 0.66)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 2%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% 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: ▼ -69.58%
• Current HPI: 204.8946
• Rent YoY: —
• 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

+519.0% since first listed

3 events — show timeline

• 2026-05-24 Listed $65,000 NWIAR
• 1997-07-21 Sold (Public Records) $17,000 Public Records
• 1992-11-16 Sold (Public Records) $10,500 Public Records

Property tax history

+0.7%/yr

Latest (2024): $576 · +3.5% YoY. Source: county tax records.