218 Oakwood Ave · Rockford, IL 61101

$128,900

4 bd · 1.5 ba · 1,828 sqft · SingleFamily public records · 16 Days on market

Built 1900 0.26 ac lot Est $97k · 33% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious home located minutes from downtown activities. Main floor master bedroom with additional bedrooms located on both the main floor and upstairs. Newer LVP flooring throughout. The kitchen features stainless steel appliances and new over-sized stainless steel sink. First floor laundry room adds to the convenience of this charming home. Enjoy outside activities in the private, mostly fenced in backyard, complete with patio area. Positioned on a double lot makes this large yard full of potential. Home warranty included for buyers peace of mind. Schedule your showing today!. Seller financing possible upon approval. Some photos are digitally staged.

Key facts

• Patio area
• Double lot
• 0.26 acre lot

Tags

• MAIN FLOOR MASTER BEDROOM
• STAINLESS STEEL APPLIANCES
• FIRST FLOOR LAUNDRY ROOM
• PRIVATE MOSTLY FENCED BACKYARD
• PATIO AREA
• DOUBLE LOT

Property features AI

Finance

• Other: Directions: Turn onto Oakwood from West State Street
• HOA & community: No master association fees required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Property age over 100 years; Vinyl siding
• Construction: Built before 1978; Vinyl siding exterior
• Exterior features: Quarter-acre lot (.25-.49 acre); Lot dimensions approximately 84.4 x 89.1; School bus service available

Interior

• Kitchen: Kitchen on main level (13 x 12)
• Bedrooms: 5 bedrooms; Master bedroom on main level (18 x 13); Bedroom 2 on main level (12 x 9); Bedroom 3 on main level (10 x 8); Bedroom 4 on second level (10 x 9); Bedroom 5 on second level (15 x 11); Office on second level (7 x 5)
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement includes bathroom plumbing (bath in basement: yes)
• Heating & cooling: Natural gas heating
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: Laundry room on main level (12 x 7)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: schools F, crime F, amenities 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.
• Market conditions: 79 active listings in the ZIP; 11 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 44% 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 $891 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,966 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.30% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $96,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Oakwood Ave	0.08mi	4/1.0	1,860 (+2%)	10mo	$60,000	$32	83
418 Oakley Ave	0.36mi	3/1.0 (-1)	1,800 (-2%)	1mo	$57,500	$32	72
303 Forest Ave	0.06mi	4/1.0	1,568 (-14%)	8mo	$103,000	$66	65
315 S Independence Ave	0.53mi	4/2.0	1,824 (-0%)	12mo	$49,573	$27	63
1332 School St	0.26mi	3/2.0 (-1)	1,678 (-8%)	7mo	$60,000	$36	62
1227 Chestnut St	0.24mi	3/1.5 (-1)	1,611 (-12%)	3mo	$92,000	$57	62
407 Forest Ave	0.15mi	3/1.0 (-1)	1,621 (-11%)	7mo	$57,000	$35	62
417 N Independence Ave	0.47mi	3/2.5 (-1)	1,770 (-3%)	13mo	$96,500	$55	53
1419 Chestnut St	0.28mi	3/1.5 (-1)	1,568 (-14%)	10mo	$50,000	$32	49
528 Horsman St	0.54mi	5/1.5 (+1)	1,624 (-11%)	6mo	$86,400	$53	46
2213 Elm St	0.75mi	4/2.0	1,564 (-14%)	10mo	$122,500	$78	30
511 Royal Ave	0.67mi	3/2.0 (-1)	1,562 (-15%)	9mo	$111,000	$71	30

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $12,745
• Equity at exit: $19,219

10-year hold

• IRR: 18.2%
• Equity multiple: 2.50×
• Total profit: $54,313
• Equity at exit: $11,145

Cash invested: $36,092 (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: 79
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$676
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $529

Break-even live

Break-even rent $1,008

Max offer price $128,900

Occupancy floor 63%

Sensitivity live

Price	-10% $602	-5% $565	+0% $529	+5% $492	+10% $456
Rent	-10% $396	-5% $462	+0% $529	+5% $595	+10% $661
Rate	-1.0pp $593	-0.5pp $561	base $529	+0.5pp $495	+1.0pp $461

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	45d	1	0.02mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	0.22mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	0.33mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	0.35mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.35mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	14d	1	0.73mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.78mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	45d	1	0.86mi
2511 Ashland Ave Rockford, IL	4.0	2.0	2504	$2,900	$1.16	22d	1	1.00mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	45d	1	1.17mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	14d	1	1.18mi

Listing history 13 events

1. 2026-06-21
   days on market $128,900 Active 16 DOM
2. 2026-06-19
   days on market $128,900 Active 14 DOM
3. 2026-06-18
   days on market $128,900 Active 13 DOM
4. 2026-06-17
   days on market $128,900 Active 12 DOM
5. 2026-06-16
   days on market $128,900 Active 11 DOM
6. 2026-06-15
   days on market $128,900 Active 10 DOM
7. 2026-06-14
   days on market $128,900 Active 8 DOM
8. 2026-06-13
   days on marketlisting id $128,900 Active 7 DOM
9. 2026-06-10
   days on market $128,900 Active 5 DOM
10. 2026-06-09
    days on market $128,900 Active 4 DOM
11. 2026-06-08
    days on market $128,900 Active 3 DOM
12. 2026-06-07
    remarks 675-char remark
13. 2026-06-07
    listed $128,900 Active 2 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: $797 · $66/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$1,065/yr (+$89/mo · 133.6%)

ⓘ 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: $20,121
• − Mortgage interest: −$7,220
• − Property taxes: −$797
• − Insurance: −$644
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$3,750
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $5,265/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

+0.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $128,900 MRED as Distributed by MLS Grid
• 2026-06-05 Listed $128,900 NWIAR
• 2007-12-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-11 Listed — MRED as Distributed by MLS Grid
• 2007-06-28 Listing Removed — MRED as Distributed by MLS Grid
• 2007-04-05 Listed — MRED as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $797 · +3.8% YoY. Source: county tax records.