136 Lexington Ave · Rockford, IL 61102

$90,000

2 bd · 1.0 ba · 1,728 sqft · SingleFamily · 82 Days on market

Built 1935 7,841 sqft lot $52/sqft · 17% below area Est $108k · 17% 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

2-bedroom, 1-bath single-family home (approx. 864 sq ft). Built in 1935, this property features a partial basement and sits on a 7,840 sq ft lot. The interior offers a functional layout. Located in Washington Park subdivision Rockford.

Key facts

• Partial basement
• 7,841 sq ft lot
• Built 1935

Tags

• PARTIAL BASEMENT
• WASHINGTON PARK SUBDIVISION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 69 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.91% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.64%
• DSCR: 2.76
• GRM: 4.4

CMA / ARV

• ARV (median comp): $108,487
• List price: $90,000
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Lexington Ave	0.00mi	2/1.0	1,728 (0%)	1mo	$50,000	$29	100
501 S Pierpont Ave	0.30mi	3/1.5 (+1)	1,780 (+3%)	4mo	$149,900	$84	70
402 N Horace Ave	0.45mi	3/1.0 (+1)	1,710 (-1%)	3mo	$100,000	$58	70
114 Ashley Ave	0.34mi	3/1.0 (+1)	1,848 (+7%)	5mo	$66,000	$36	64
2916 School St	0.42mi	3/2.0 (+1)	1,578 (-9%)	4mo	$200,000	$127	54
120 Ashley Ave	0.33mi	3/1.0 (+1)	1,512 (-12%)	10mo	$145,000	$96	50
814 N Day Ave	0.72mi	3/2.0 (+1)	1,728 (0%)	16mo	$191,000	$111	44
4210 W State St	0.63mi	3/1.5 (+1)	1,869 (+8%)	7mo	$168,000	$90	44
709 Cambridge Ave	0.59mi	3/1.5 (+1)	1,533 (-11%)	4mo	$150,000	$98	44
814 Cambridge Ave	0.69mi	3/1.5 (+1)	1,533 (-11%)	2mo	$160,000	$104	40
202 Lincoln Park Blvd	0.55mi	3/2.0 (+1)	1,594 (-8%)	17mo	$140,000	$88	38
316 N Day Ave	0.48mi	3/2.0 (+1)	1,480 (-14%)	15mo	$102,000	$69	32

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: 35.9%
• Equity multiple: 2.52×
• Total profit: $38,400
• Equity at exit: $13,419

10-year hold

• IRR: 42.6%
• Equity multiple: 5.03×
• Total profit: $101,573
• Equity at exit: $7,782

Cash invested: $25,200 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 69
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $832

Break-even live

Break-even rent $667

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	43d	1	0.43mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	43d	1	0.62mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.62mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	0.64mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	13d	1	0.77mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	1.22mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.28mi

Listing history 5 events

1. 2026-06-01
   days on market $90,000 Active 82 DOM
2. 2026-05-31
   days on market $90,000 Active 81 DOM
3. 2026-05-30
   days on market $90,000 Active 80 DOM
4. 2026-04-09
   historical
5. 2026-03-11
   listed $90,000 Active 235-char remark

   Show marketing remark (235 chars)

   2-bedroom, 1-bath single-family home (approx. 864 sq ft). Built in 1935, this property features a partial basement and sits on a 7,840 sq ft lot. The interior offers a functional layout. Located in Washington Park subdivision Rockford.

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$916/yr (+$76/mo · 434.4%)

ⓘ 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: $20,650
• − Mortgage interest: −$5,041
• − Property taxes: −$211
• − Insurance: −$450
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$2,618
• Taxable income: $9,025
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $7,823/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
• City population: 147,297
• Population (ZIP): 16,620

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• 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

2 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-11 Listed $90,000 NWIAR

Property tax history

-6.5%/yr

Latest (2024): $211 · +207.2% YoY. Source: county tax records.