2311 Green St · Rockford, IL 61102

$82,000

2 bd · 1.0 ba · 1,531 sqft · SingleFamily · 16 Days on market

Built 1930 4,356 sqft lot $54/sqft · 7% below area Est $88k · 7% under ↓ 6% since listing

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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 +10.7/15.0
• 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

Charming one-owner 2 bedroom, 1 bath home featuring a beautifully remodeled bathroom, enclosed porch perfect for relaxing year-round, and a spacious yard with plenty of room to enjoy the outdoors. Major updates include a newer roof within the last 5 years, offering added peace of mind. The unfinished attic space offers great potential for additional living space, a home office, or extra storage. This well-maintained home is full of character and ready for its next owner!

Key facts

• Spacious yard
• Remodeled bathroom
• Newer roof

Tags

• REMODELED BATHROOM
• ENCLOSED PORCH
• SPACIOUS YARD
• NEWER ROOF
• UNFINISHED ATTIC SPACE

Property features AI

Finance

• Financial info: Annual taxes approximately $1,100

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Residential single-family house; Lot about 0.1 acre
• Exterior features: Rubber roof

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $567 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.85% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.96%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $88,310
• List price: $82,000
• Delta: -7.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2118 Elm St	0.18mi	3/2.0 (+1)	1,352 (-12%)	2mo	$150,000	$111	61
2916 School St	0.60mi	3/2.0 (+1)	1,578 (+3%)	4mo	$200,000	$127	55
511 Royal Ave	0.58mi	3/2.0 (+1)	1,562 (+2%)	9mo	$111,000	$71	53
410 Oakley Ave	0.64mi	3/1.0 (+1)	1,440 (-6%)	5mo	$105,000	$73	51
1421 Elm St	0.66mi	3/2.0 (+1)	1,520 (-1%)	9mo	$83,500	$55	51
1419 Chestnut St	0.65mi	3/1.5 (+1)	1,568 (+2%)	10mo	$50,000	$32	50
402 N Horace Ave	0.50mi	3/1.0 (+1)	1,710 (+12%)	3mo	$100,000	$58	49
136 Lexington Ave	0.64mi	2/1.0	1,728 (+13%)	1mo	$50,000	$29	48
2120 Andrews	0.44mi	3/1.5 (+1)	1,352 (-12%)	8mo	$160,000	$118	46
234 N Central Ave	0.53mi	3/1.0 (+1)	1,395 (-9%)	14mo	$160,000	$115	44
317 N Central Ave	0.58mi	3/1.5 (+1)	1,364 (-11%)	6mo	$112,000	$82	43
435 Waveland Ave	0.54mi	3/2.0 (+1)	1,310 (-14%)	2mo	$142,000	$108	40

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $26,902
• Equity at exit: $12,226

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $75,240
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $631

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 53%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	44d	1	0.02mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.13mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	44d	1	0.13mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	44d	1	0.57mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	44d	1	0.73mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	0.76mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	13d	1	0.84mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	13d	1	1.31mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	44d	1	1.38mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	44d	1	1.43mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $82,000 Pending 16 DOM

   Show marketing remark (475 chars)

   Charming one-owner 2 bedroom, 1 bath home featuring a beautifully remodeled bathroom, enclosed porch perfect for relaxing year-round, and a spacious yard with plenty of room to enjoy the outdoors. Major updates include a newer roof within the last 5 years, offering added peace of mind. The unfinished attic space offers great potential for additional living space, a home office, or extra storage. This well-maintained home is full of character and ready for its next owner!

2. 2026-06-03
   days on market $82,000 Active 13 DOM
3. 2026-06-02
   days on market $82,000 Active 12 DOM
4. 2026-06-01
   days on market $82,000 Active 11 DOM
5. 2026-05-31
   days on market $82,000 Active 10 DOM
6. 2026-05-30
   pricestatusdays on market $82,000 Active 9 DOM

   Show marketing remark (475 chars)

   Charming one-owner 2 bedroom, 1 bath home featuring a beautifully remodeled bathroom, enclosed porch perfect for relaxing year-round, and a spacious yard with plenty of room to enjoy the outdoors. Major updates include a newer roof within the last 5 years, offering added peace of mind. The unfinished attic space offers great potential for additional living space, a home office, or extra storage. This well-maintained home is full of character and ready for its next owner!

7. 2026-05-14
   listed $87,000 Active 475-char remark
8. 2026-05-13
   listed $87,000 Active 475-char remark

   Show marketing remark (475 chars)

   Charming one-owner 2 bedroom, 1 bath home featuring a beautifully remodeled bathroom, enclosed porch perfect for relaxing year-round, and a spacious yard with plenty of room to enjoy the outdoors. Major updates include a newer roof within the last 5 years, offering added peace of mind. The unfinished attic space offers great potential for additional living space, a home office, or extra storage. This well-maintained home is full of character and ready for its next owner!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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: $18,187
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$2,385
• Taxable income: $6,659
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $5,970/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

-5.7% since first listed

10 events — show timeline

• 2026-06-07 Pending — NWIAR
• 2026-06-07 Contingent — MRED as Distributed by MLS Grid
• 2026-05-30 Relisted — NWIAR
• 2026-05-30 Price Changed $82,000 NWIAR
• 2026-05-30 Relisted — MRED as Distributed by MLS Grid
• 2026-05-30 Price Changed $82,000 MRED as Distributed by MLS Grid
• 2026-05-23 Pending — NWIAR
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $87,000 NWIAR
• 2026-05-13 Listed $87,000 MRED as Distributed by MLS Grid

Property tax history

-99.5%/yr

Latest (2008): $4 · -99.5% YoY. Source: county tax records.