1258 S Blackhawk Ave · Freeport, IL 61032

$125,000

4 bd · 2.0 ba · 1,781 sqft · SingleFamily · 3 Days on market

Built 1909 7,840 sqft lot Est $130k · at est.

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Why this score? — see what drove the C 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 +24.7/30.0
• ARV discount +9.2/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

Key facts

• Great sized kitchen
• Fenced yard
• Good outdoor space

Tags

• GREAT SIZED KITCHEN
• TWO AMAZING BATHROOMS
• FLEXIBLE BEDROOM LAYOUT
• CLEAN AND USABLE BASEMENT
• FENCED YARD
• GOOD OUTDOOR SPACE

Property features AI

Finance

• Other: Living area source: Assessor; Approximate total finished area reported as 1,781 sq ft; Lower level approx. 220 sq ft, main level approx. 1,041 sq ft, upper level approx. 520 sq ft; Parcel number 18143138401800
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete) — 1 garage space, 1 total parking space; Garage owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built over 100 years ago; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Home built before 1978
• Exterior features: Lot dimensions approximately 78 x 105; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (Master bedroom on main level); Second-level bedrooms include two bedrooms
• Bathrooms: 2 full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished and partial basement; 8 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.8% vs local median 5.8% in Freeport — 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 72/100 on livability (#302 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, commute F, employment F.
• Freeport SD 145 (town): math 11% / reading 12% proficiency, ranked #565 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 197 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 7 units permitted in Stephenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $79k; list at $125k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1909 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $130,013
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1442 S Blackhawk Ave	0.22mi	3/2.0 (-1)	1,720 (-3%)	2mo	$66,250	$39	78
1437 S Walnut Ave	0.28mi	3/1.5 (-1)	1,700 (-4%)	1mo	$153,000	$90	72
1427 S Blackhawk	0.20mi	3/1.0 (-1)	1,892 (+6%)	1mo	$138,000	$73	71
327 W Garfield St	0.37mi	3/2.0 (-1)	1,650 (-7%)	2mo	$124,900	$76	64
19 E Pershing St	0.55mi	3/2.0 (-1)	1,784 (+0%)	6mo	$53,025	$30	64
1413 S Locust Ave	0.19mi	3/1.0 (-1)	2,013 (+13%)	6mo	$155,000	$77	56
1506 S Walnut Ave	0.29mi	3/1.5 (-1)	1,534 (-14%)	2mo	$144,900	$94	54
1231 S Float Ave	0.69mi	3/1.0 (-1)	1,734 (-3%)	1mo	$43,000	$25	53
509 W Roosevelt St	0.41mi	3/2.0 (-1)	1,992 (+12%)	7mo	$165,000	$83	50
1468 S Float Ave	0.71mi	3/1.0 (-1)	1,682 (-6%)	4mo	$65,000	$39	45
826 W Chestnut St	0.49mi	3/1.5 (-1)	1,526 (-14%)	5mo	$51,500	$34	42
1614 S Carroll Ave	0.68mi	3/1.5 (-1)	1,980 (+11%)	2mo	$95,000	$48	41

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,676
• Equity at exit: $18,638

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $18,224
• Equity at exit: $10,808

Cash invested: $35,000 (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 61032

• Home prices YoY: -19.5%
• Active inventory: 197
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$656
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $260

Break-even live

Break-even rent $1,106

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $331	-5% $295	+0% $260	+5% $224	+10% $189
Rent	-10% $147	-5% $203	+0% $260	+5% $317	+10% $373
Rate	-1.0pp $323	-0.5pp $292	base $260	+0.5pp $227	+1.0pp $195

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
742 W Homer St Freeport, IL	3.0	1.0	1434	$1,325	$0.92	44d	1	0.38mi
404 E Prospect Ter Freeport, IL	4.0	2.0	2560	$1,525	$0.60	21d	1	0.65mi
434 1/2 S State Ave Freeport, IL	3.0	2.0	2544	$1,595	$0.63	44d	1	0.68mi
320 W Clark St Freeport, IL	4.0	1.0	1509	$1,395	$0.92	44d	1	0.77mi
435 N Apple Ave Freeport, IL	4.0	2.0	1500	$1,450	$0.97	44d	1	0.87mi

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $125,000 Active
3. 2021-09-08
   soldstatus $78,850
4. 2021-09-03
   soldstatus $83,000 Closed 214-char remark

   Show marketing remark (213 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

5. 2021-09-03
   soldstatus $83,000 213-char remark

   Show marketing remark (213 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

6. 2021-07-15
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

7. 2021-07-14
   price $79,900 214-char remark

   Show marketing remark (214 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

8. 2021-07-02
   listed $82,500 New 214-char remark

   Show marketing remark (213 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

9. 2021-07-02
   listed $79,900 213-char remark

   Show marketing remark (213 chars)

   Sharp Home with 3 Levels - Great Kitchen - 2 Amazing Bathrooms - 2 Bedrooms are Tandem, Basement is Usable, Fenced Yard, Updated Windows, Fresh Paint, 3 Spaces Wide Concrete Driveway, Great Landscaping. Must See!

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$422/yr (+$35/mo · 21.1%)

ⓘ 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: $17,220
• − Mortgage interest: −$7,002
• − Property taxes: −$1,994
• − Insurance: −$625
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,636
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,829/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: Freeport SD 145
• NCES district ID: 1715900
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $39,803
• Composite: 9.89/100
• National rank: #9821
• State rank: #565 of 620 in IL

Livability — Freeport

• Score: 72/100
• State rank: #302
• US rank: #5927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, IL
• Population (ZIP): 29,072

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.75%
• Current HPI: 163.677
• 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

+56.4% since first listed

9 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-11 Listed $125,000 MRED as Distributed by MLS Grid
• 2021-09-08 Sold (Public Records) $78,850 Public Records
• 2021-09-03 Sold (MLS) $83,000 NWIAR
• 2021-09-03 Sold (MLS) $83,000 MRED as Distributed by MLS Grid
• 2021-07-15 Pending — MRED as Distributed by MLS Grid
• 2021-07-14 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2021-07-02 Listed $82,500 MRED as Distributed by MLS Grid
• 2021-07-02 Listed $79,900 NWIAR

Property tax history

+7.7%/yr

Latest (2024): $1,994 · -1.6% YoY. Source: county tax records.