425 Albert Ave · Rockford, IL 61101

$49,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily · 7 Days on market

Built 1920 3,049 sqft lot $41/sqft · 21% below area Est $63k · 21% 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

Attention investors and rehabbers! Spacious 2-story home with 3 bedrooms, 1 bathroom and walk-up attic that can be turned into an additional bedroom or living space. The interior has been gutted and ready for the work to begin. Sold as-is, will not be in broom swept condition.

Key facts

• Walk-up attic
• Gutted interior
• 3,049 sq ft lot

Tags

• WALK-UP ATTIC
• GUTTED INTERIOR
• SPACIOUS 2-STORY HOME

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story design; Fee simple ownership; Home is over 100 years old; Built before 1978
• Construction: Combination construction materials
• Exterior features: Lot about 33 x 87.5; Less than 0.25 acre lot

Interior

• Kitchen: Main-level kitchen (approximately 10 x 10)
• Bedrooms: 3 bedrooms (including a master bedroom on the second level); Second-level bedrooms measuring approximately 12 x 13, 10 x 11 and 10 x 10
• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Lewis Lemon Elementary (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 339 students, 0% FRL); Thurgood Marshall School (math 82% / reading 82%, grade A+, #1 of 665 statewide, top 0%, 482 students, 0% FRL); Auburn High School (math 26% / reading 32%, grade F, #210 of 693 statewide, top 30%, 1,936 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 38% at this address vs 14% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Rockford SD 205 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 79 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.81% ✓
• Cap rate: 23.53%
• Cash-on-cash: 61.55%
• DSCR: 3.74
• GRM: 3.0

CMA / ARV

• ARV (median comp): $63,143
• List price: $49,900
• Delta: -20.97%
• 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
425 Albert Ave	0.00mi	3/1.0	1,232 (0%)	1mo	$50,000	$41	100
618 Alliance Ave	0.24mi	3/1.0	1,224 (-1%)	3mo	$91,000	$74	85
707 Royal Ave	0.18mi	3/1.0	1,279 (+4%)	2mo	$87,000	$68	84
617 N Central Ave	0.22mi	4/1.0 (+1)	1,164 (-6%)	3mo	$75,000	$64	73
2001 School St	0.03mi	4/1.0 (+1)	1,376 (+12%)	2mo	$117,000	$85	72
4310 Wilshire Ave	0.65mi	3/1.0	1,220 (-1%)	2mo	$120,000	$98	67
2114 W Jefferson St	0.20mi	2/1.0 (-1)	1,090 (-12%)	2mo	$80,000	$73	65
204 Willard Ave	0.69mi	3/1.0	1,209 (-2%)	2mo	$130,000	$108	63
319 Foster Ave	0.54mi	4/1.5 (+1)	1,264 (+3%)	2mo	$170,000	$134	62
314 Underwood St	0.75mi	3/1.0	1,248 (+1%)	1mo	$65,000	$52	62
1425 Green St	0.65mi	3/1.5	1,188 (-4%)	2mo	$105,000	$88	60
2118 Elm St	0.40mi	3/2.0	1,352 (+10%)	2mo	$150,000	$111	59

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: 60.5%
• Equity multiple: 3.69×
• Total profit: $37,605
• Equity at exit: $7,440

10-year hold

• IRR: 65.1%
• Equity multiple: 7.56×
• Total profit: $91,716
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$262
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $717

Break-even live

Break-even rent $493

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $745	-5% $731	+0% $717	+5% $703	+10% $688
Rent	-10% $606	-5% $661	+0% $717	+5% $772	+10% $827
Rate	-1.0pp $742	-0.5pp $729	base $717	+0.5pp $704	+1.0pp $691

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	45d	1	0.06mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	15d	1	0.23mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	45d	1	0.24mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	0.25mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	15d	1	0.29mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	15d	1	0.34mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	15d	1	0.36mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	15d	1	0.47mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	45d	1	0.47mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	15d	1	0.49mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	22d	1	0.55mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	22d	1	0.55mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.56mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	45d	1	0.58mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	15d	1	0.63mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	45d	1	0.71mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	45d	1	0.81mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	45d	1	1.09mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	15d	1	1.11mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	15d	1	1.21mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	45d	1	1.25mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	15d	1	1.28mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	15d	1	1.42mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	15d	1	1.43mi

Listing history 7 events

1. 2026-05-10
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Attention investors and rehabbers! Spacious 2-story home with 3 bedrooms, 1 bathroom and walk-up attic that can be turned into an additional bedroom or living space. The interior has been gutted and ready for the work to begin. Sold as-is, will not be in broom swept condition.

2. 2026-05-10
   status Pending 277-char remark

   Show marketing remark (277 chars)

   Attention investors and rehabbers! Spacious 2-story home with 3 bedrooms, 1 bathroom and walk-up attic that can be turned into an additional bedroom or living space. The interior has been gutted and ready for the work to begin. Sold as-is, will not be in broom swept condition.

3. 2026-05-03
   listed $49,900 Active 277-char remark

   Show marketing remark (277 chars)

   Attention investors and rehabbers! Spacious 2-story home with 3 bedrooms, 1 bathroom and walk-up attic that can be turned into an additional bedroom or living space. The interior has been gutted and ready for the work to begin. Sold as-is, will not be in broom swept condition.

4. 2026-05-03
   listed $49,900 Active 277-char remark

   Show marketing remark (277 chars)

   Attention investors and rehabbers! Spacious 2-story home with 3 bedrooms, 1 bathroom and walk-up attic that can be turned into an additional bedroom or living space. The interior has been gutted and ready for the work to begin. Sold as-is, will not be in broom swept condition.

5. 2025-01-10
   historical
6. 2024-12-01
   listed Active
7. 2001-09-24
   soldstatus $19,000

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,806
• − Mortgage interest: −$2,795
• − Property taxes: −$1,287
• − Insurance: −$250
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,452
• Taxable income: $8,333
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,600/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

+163.2% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-06-05 Sold (MLS) $50,000 NWIAR
• 2026-05-10 Pending — MRED as Distributed by MLS Grid
• 2026-05-10 Pending — NWIAR
• 2026-05-03 Listed $49,900 NWIAR
• 2026-05-03 Listed $49,900 MRED as Distributed by MLS Grid
• 2025-01-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-12-01 Listed — MRED as Distributed by MLS Grid
• 2001-09-24 Sold (Public Records) $19,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,287 · +3.8% YoY. Source: county tax records.