402 Royal Ave · Rockford, IL 61101

$60,000

3 bd · 1.0 ba · 1,303 sqft · SingleFamily · 13 Days on market

Built 1920 4,792 sqft lot Est $111k · 46% 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 MLS

Tenant-occupied 2-story home offering a great opportunity to add to your rental portfolio! This property features 3 bedrooms, 1 bathroom, a spacious living and family room. Sold as-is, no FHA/VA

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 12 days

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story
• Construction: Aluminum siding; Property over 100 years old; Built before 1978
• Exterior features: 50 x 100 lot; Lot less than 0.25 acre; Currently leased

Interior

• Kitchen: Kitchen on main level (7 x 7)
• Bedrooms: 3 bedrooms (Master: second level, 12 x 13; Bedroom: second level, 10 x 11; Bedroom: second level, 10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Unfinished full basement
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$110,755) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.8% 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: 76 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 38% 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1920 — 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: 2.44% ✓
• Cap rate: 20.82%
• Cash-on-cash: 51.89%
• DSCR: 3.31
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $110,755
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Albert Ave	0.10mi	3/1.0	1,232 (-5%)	0mo	$50,000	$41	86
707 Royal Ave	0.23mi	3/1.0	1,279 (-2%)	1mo	$87,000	$68	85
2001 School St	0.10mi	4/1.0 (+1)	1,376 (+6%)	2mo	$117,000	$85	79
2118 Elm St	0.33mi	3/2.0	1,352 (+4%)	2mo	$150,000	$111	72
319 Foster Ave	0.45mi	4/1.5 (+1)	1,264 (-3%)	2mo	$170,000	$134	66
2111 Sherman Ave	0.38mi	3/2.0	1,371 (+5%)	5mo	$56,898	$42	65
410 Oakley Ave	0.31mi	3/1.0	1,440 (+10%)	5mo	$105,000	$73	64
617 N Central Ave	0.33mi	4/1.0 (+1)	1,164 (-11%)	3mo	$75,000	$64	60
204 Willard Ave	0.59mi	3/1.0	1,209 (-7%)	2mo	$130,000	$108	59
4310 Wilshire Ave	0.66mi	3/1.0	1,220 (-6%)	2mo	$120,000	$98	57
417 Oakley Ave	0.33mi	4/2.0 (+1)	1,456 (+12%)	0mo	$38,000	$26	56
1425 Green St	0.66mi	3/1.5	1,188 (-9%)	2mo	$105,000	$88	51

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: 49.8%
• Equity multiple: 3.18×
• Total profit: $36,582
• Equity at exit: $8,946

10-year hold

• IRR: 55.3%
• Equity multiple: 6.45×
• Total profit: $91,570
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$315
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $727

Break-even live

Break-even rent $546

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	43d	1	0.10mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	0.11mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	43d	1	0.16mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	0.31mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	43d	1	0.35mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.35mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	0.36mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	0.43mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	0.47mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	0.49mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	43d	1	0.55mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	13d	1	0.59mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	43d	1	0.61mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	0.61mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	0.61mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	0.68mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	43d	1	0.92mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	43d	1	1.21mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	13d	1	1.30mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	13d	1	1.32mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	43d	1	1.37mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	1.38mi
1413 La Belle Ave Rockford, IL	2.0	1.0	900	$1,200	$1.33	43d	1	1.46mi

Listing history 13 events

1. 2026-06-19
   days on market $60,000 Active 13 DOM
2. 2026-06-18
   days on market $60,000 Active 12 DOM
3. 2026-06-17
   days on market $60,000 Active 11 DOM
4. 2026-06-16
   days on market $60,000 Active 10 DOM
5. 2026-06-15
   days on market $60,000 Active 9 DOM
6. 2026-06-14
   days on market $60,000 Active 7 DOM
7. 2026-06-13
   days on market $60,000 Active 6 DOM
8. 2026-06-10
   days on market $60,000 Active 4 DOM
9. 2026-06-09
   days on market $60,000 Active 3 DOM
10. 2026-06-09
    listing id $60,000 Active 2 DOM
11. 2026-06-08
    days on market $60,000 Active 2 DOM
12. 2026-06-07
    remarks 194-char remark
13. 2026-06-07
    listed $60,000 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: $1,098 · $92/mo
• Projected year-2 tax: $1,230 · $103/mo
• Expected delta: +$132/yr (+$11/mo · 12.0%)

ⓘ 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: $17,586
• − Mortgage interest: −$3,361
• − Property taxes: −$1,098
• − Insurance: −$300
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$1,745
• Taxable income: $8,267
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $6,734/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

+140.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $60,000 MRED as Distributed by MLS Grid
• 2026-06-05 Listed $60,000 NWIAR
• 2001-10-04 Sold (Public Records) $18,000 Public Records
• 1998-04-20 Sold (Public Records) $25,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,098 · +77.4% YoY. Source: county tax records.