1618 Evergreen St · Rockford, IL 61101

$115,900

3 bd · 1.0 ba · 1,266 sqft · SingleFamily · 60 Days on market

Built 1900 6,970 sqft lot $92/sqft · 20% above area Est $96k · 20% over

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +7.0/10.0
• 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

Great income-producing property in Rockford! This 3-bedroom, 1-bath home at 1618 Evergreen is tenant-occupied on a month-to-month lease, generating $1,250/month. Tenant pays electric and gas. 1-car garage and a flexible layout that appeals to renters. Conveniently located near shopping, dining, and commuter routes. Great option for steady cash flow with upside potential.

Key facts

• Generating cash flow
• Flexible layout
• Month-to-month lease

Tags

• INCOME-PRODUCING PROPERTY
• TENANT-OCCUPIED
• MONTH-TO-MONTH LEASE
• GENERATING CASH FLOW
• FLEXIBLE LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $801 of loan paydown is wiped out by about $3k 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

• It's been on market 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $116k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $112,423 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $96,407
• List price: $115,900
• Delta: 20.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Ridge Ave	0.56mi	3/1.5	1,270 (+0%)	0mo	$175,000	$138	71
2917 Lawndale Ave	0.38mi	3/1.0	1,178 (-7%)	1mo	$81,000	$69	70
3208 Liberty Dr	0.39mi	3/1.0	1,148 (-9%)	4mo	$123,000	$107	63
3119 Blackstone Ave	0.36mi	4/1.0 (+1)	1,380 (+9%)	3mo	$149,900	$109	61
730 Woodlawn Ave	0.73mi	3/1.5	1,232 (-3%)	2mo	$92,900	$75	58
3315 Montrose Ave	0.57mi	4/1.0 (+1)	1,340 (+6%)	3mo	$118,000	$88	56
1512 Price St	0.60mi	3/1.5	1,392 (+10%)	0mo	$145,000	$104	53
2018 Bruner St	0.59mi	3/1.0	1,115 (-12%)	2mo	$102,000	$91	51
618 Napoleon St	0.73mi	2/1.0 (-1)	1,200 (-5%)	5mo	$115,000	$96	48
1422 North Ave	0.68mi	3/1.0	1,092 (-14%)	0mo	$127,000	$116	45
1428 North Ave	0.68mi	3/2.0	1,435 (+13%)	1mo	$115,000	$80	41
621 Napoleon St	0.73mi	2/1.0 (-1)	1,437 (+14%)	0mo	$45,000	$31	38

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,000
• Equity at exit: $17,281

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $17,854
• Equity at exit: $10,021

Cash invested: $32,452 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$608
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $247

Break-even live

Break-even rent $1,080

Max offer price $115,900

Occupancy floor 77%

Sensitivity live

Price	-10% $313	-5% $280	+0% $247	+5% $214	+10% $181
Rent	-10% $137	-5% $192	+0% $247	+5% $302	+10% $357
Rate	-1.0pp $305	-0.5pp $276	base $247	+0.5pp $217	+1.0pp $186

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	45d	1	0.07mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	45d	1	0.27mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	45d	1	0.46mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	14d	1	0.62mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.64mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	14d	1	0.68mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.74mi
1405 N Court St Unit 1407 Rockford, IL	2.0	1.0	1530	$1,100	$0.72	45d	1	0.83mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	45d	1	0.90mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	22d	1	0.94mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	45d	1	0.94mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	0.95mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	0.96mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	14d	1	1.02mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	45d	1	1.03mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.03mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	1.04mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	22d	1	1.04mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	22d	1	1.09mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.09mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	14d	1	1.11mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	45d	1	1.13mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	45d	1	1.15mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	1.18mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	45d	1	1.20mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	45d	1	1.36mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	14d	1	1.38mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,399	$1.65	14d	1	1.42mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.50mi

Listing history 6 events

1. 2026-05-19
   status Pending 373-char remark

   Show marketing remark (373 chars)

   Great income-producing property in Rockford! This 3-bedroom, 1-bath home at 1618 Evergreen is tenant-occupied on a month-to-month lease, generating $1,250/month. Tenant pays electric and gas. 1-car garage and a flexible layout that appeals to renters. Conveniently located near shopping, dining, and commuter routes. Great option for steady cash flow with upside potential.

2. 2026-04-19
   price $115,900 373-char remark

   Show marketing remark (373 chars)

   Great income-producing property in Rockford! This 3-bedroom, 1-bath home at 1618 Evergreen is tenant-occupied on a month-to-month lease, generating $1,250/month. Tenant pays electric and gas. 1-car garage and a flexible layout that appeals to renters. Conveniently located near shopping, dining, and commuter routes. Great option for steady cash flow with upside potential.

3. 2026-03-20
   listed $119,900 Active 373-char remark

   Show marketing remark (373 chars)

   Great income-producing property in Rockford! This 3-bedroom, 1-bath home at 1618 Evergreen is tenant-occupied on a month-to-month lease, generating $1,250/month. Tenant pays electric and gas. 1-car garage and a flexible layout that appeals to renters. Conveniently located near shopping, dining, and commuter routes. Great option for steady cash flow with upside potential.

4. 2025-03-03
   soldstatus $67,500
5. 1990-12-28
   soldstatus $20,000
6. 1990-12-28
   soldstatus $20,000

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,497 · $208/mo
• Expected delta: +$134/yr (+$11/mo · 5.7%)

ⓘ 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: $16,707
• − Mortgage interest: −$6,492
• − Property taxes: −$2,362
• − Insurance: −$580
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,372
• Taxable income: $1,228
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,668/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

+479.5% since first listed

6 events — show timeline

• 2026-05-19 Pending — NWIAR
• 2026-04-19 Price Changed $115,900 NWIAR
• 2026-03-20 Listed $119,900 NWIAR
• 2025-03-03 Sold (Public Records) $67,500 Public Records
• 1990-12-28 Sold (Public Records) $20,000 Public Records
• 1990-12-28 Sold (Public Records) $20,000 Public Records

Property tax history

-0.0%/yr

Latest (2024): $2,362 · +3.5% YoY. Source: county tax records.