2836 Soland Dr · Rockford, IL 61114

$209,900

4 bd · 3.0 ba · 2,132 sqft · SingleFamily · 7 Days on market

Built 1976 0.30 ac lot $98/sqft · 23% below area Est $273k · 23% under

---

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

This beautiful ranch brick and vinyl home is located in a desirable northeast area of Rockford. The home is out of traffic in a cul-de-sac. The property has a beautiful back yard with shade trees and perennials. Bring your shopping in from the attached two car garage. The kitchen has glass sliding doors that access a large deck overlooking the back yard. The eat-in kitchen has plenty of cabinet space with an island and a pantry. A large dining room is separate with windows for natural light. The living room is large and has a picture window with natural light overlooking the backyard. The main bathroom has a full tub and shower. The primary bedroom has lots of closet space and a full bathro

Key facts

• Large deck
• Back yard
• Shade trees

Tags

• CUL-DE-SAC
• BACK YARD
• SHADE TREES
• PERENNIALS
• ATTACHED TWO CAR GARAGE
• LARGE DECK

Property features AI

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Shingle roof; Approximately 600 sq ft finished below grade
• Exterior features: Wooded lot

Interior

• Kitchen: Gas cooktop; Dishwasher; Garbage disposal
• Bathrooms: Three full bathrooms; Two bathrooms on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Baseboard heating
• Interior features: Gas fireplace (1); Basement is full and includes a sump pump
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Cap rate 14.5% 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: Spring Creek Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 501 students, 0% FRL); Eisenhower Middle School (math 9% / reading 17%, grade F, #540 of 665 statewide, top 82%, 961 students, 0% FRL); Guilford High School (math 15% / reading 28%, grade F, #345 of 693 statewide, top 50%, 2,071 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.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1976 — 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: 1.70% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $273,116
• List price: $209,900
• Delta: -23.15%
• 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
2836 Soland Dr	0.00mi	4/3.0	2,132 (0%)	0mo	$230,000	$108	100
3087 Cheroakwood Ln	0.42mi	4/3.0	2,282 (+7%)	2mo	$291,000	$128	67
5103 Brookview Rd	0.61mi	4/3.0	2,200 (+3%)	1mo	$295,000	$134	66
2356 Silverthorn Dr	0.58mi	4/2.5	2,092 (-2%)	7mo	$326,000	$156	62
4814 Spring Creek Rd	0.42mi	3/2.5 (-1)	2,261 (+6%)	9mo	$214,870	$95	56
5191 Welsh Rd	0.49mi	3/3.0 (-1)	2,301 (+8%)	6mo	$225,000	$98	54
4966 Brigadoon Rd	0.63mi	4/2.5	2,313 (+8%)	2mo	$310,000	$134	52
5427 Chapel Hill Ct	0.57mi	3/2.5 (-1)	2,250 (+6%)	8mo	$299,900	$133	51
5421 Friendswood Ct	0.49mi	3/3.0 (-1)	1,928 (-10%)	7mo	$289,900	$150	50
5288 Pepper Dr	0.70mi	4/2.5	2,343 (+10%)	0mo	$299,000	$128	49
2180 Stornway Dr	0.59mi	3/2.0 (-1)	2,254 (+6%)	8mo	$281,500	$125	47
3309 Sage Dr	0.49mi	4/2.0	1,892 (-11%)	9mo	$277,000	$146	47

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $56,884
• Equity at exit: $31,297

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $166,633
• Equity at exit: $18,148

Cash invested: $58,772 (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 61114

• Home prices YoY: -27.1%
• Active inventory: 74
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,572 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,427

Break-even live

Break-even rent $1,766

Max offer price $209,900

Occupancy floor 55%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	13d	1	1.12mi
3121 Carefree Dr Rockford, IL	4.0	2.5	3000	$2,800	$0.93	44d	1	1.28mi

Listing history 3 events

1. 2026-05-08
   status Pending 1041-char remark
2. 2026-05-01
   listed $209,900 Active 1041-char remark
3. 1998-04-24
   soldstatus $113,500

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $3,624 · $302/mo
• Expected delta: +$1,140/yr (+$95/mo · 45.9%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,867
• − Mortgage interest: −$11,758
• − Property taxes: −$2,484
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,429
• − Management: −$3,429
• − Depreciation: −$6,106
• Taxable income: $14,611
• Est. tax owed @ 24.0%: −$3,507
• After-tax cash flow: $13,616/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): 15,026

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Black 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -84.00%
• Current HPI: 225.8485
• 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

+102.6% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $230,000 NWIAR
• 2026-05-08 Pending — NWIAR
• 2026-05-01 Listed $209,900 NWIAR
• 1998-04-24 Sold (Public Records) $113,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $2,484 · -6.8% YoY. Source: county tax records.