3911 Delaware St · Rockford, IL 61102

$104,900

3 bd · 1.0 ba · 924 sqft · SingleFamily · 46 Days on market

Built 1925 4,792 sqft lot $114/sqft · 41% above area Est $74k · 41% over

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Why this score? — see what drove the C 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bathroom home offers 924 square feet of living space with a functional layout. The property features a fenced yard, perfect for pets or outdoor activities, and a detached 2-car garage that provides plenty of parking and storage space. This home is a great opportunity for homeowners or investors alike. Incredibly low taxes makes this property very appealing.

Key facts

• Fenced yard
• Low taxes
• Detached garage

Tags

• FENCED YARD
• DETACHED GARAGE
• LOW TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $725 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $105k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $74,145
• List price: $104,900
• Delta: 41.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3911 Delaware St	0.00mi	3/1.0	924 (0%)	0mo	$106,000	$115	100
513 Overland Trl	0.65mi	3/1.0	936 (+1%)	10mo	$130,000	$139	59
303 S Pierpont Ave	0.43mi	3/1.5	1,020 (+10%)	8mo	$132,000	$129	54
729 Cambridge Ave	0.34mi	3/1.0	1,020 (+10%)	18mo	$128,000	$125	52
448 Garver Ave	0.65mi	2/1.0 (-1)	900 (-3%)	13mo	$100,000	$111	50
721 Lexington Ave	0.46mi	3/1.0	1,044 (+13%)	11mo	$145,000	$139	48
423 Atwood Ave	0.73mi	2/1.0 (-1)	864 (-6%)	3mo	$147,500	$171	47
510 Garver Ave	0.66mi	2/1.0 (-1)	924 (0%)	24mo	$22,500	$24	45
402 Vista Ter	0.62mi	2/1.0 (-1)	866 (-6%)	22mo	$82,000	$95	37
306 N Burbank Ave	0.70mi	3/1.0	800 (-13%)	12mo	$58,000	$73	35
407 Atwood Ave	0.74mi	3/1.0	840 (-9%)	22mo	$104,000	$124	32
210 Carbaugh Ave	0.66mi	2/1.5 (-1)	1,038 (+12%)	17mo	$50,000	$48	27

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,919
• Equity at exit: $15,641

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $34,614
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$550
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $360

Break-even live

Break-even rent $841

Max offer price $104,900

Occupancy floor 67%

Sensitivity live

Price	-10% $419	-5% $390	+0% $360	+5% $330	+10% $301
Rent	-10% $258	-5% $309	+0% $360	+5% $411	+10% $463
Rate	-1.0pp $413	-0.5pp $387	base $360	+0.5pp $333	+1.0pp $305

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	14d	1	0.14mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	14d	1	0.16mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	14d	1	0.38mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	44d	1	0.83mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	44d	1	1.22mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	22d	1	1.28mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	44d	1	1.38mi
1413 La Belle Ave Rockford, IL	2.0	1.0	900	$1,200	$1.33	44d	1	1.44mi

Listing history 9 events

1. 2026-05-05
   status Pending 377-char remark

   Show marketing remark (377 chars)

   This 3-bedroom, 1-bathroom home offers 924 square feet of living space with a functional layout. The property features a fenced yard, perfect for pets or outdoor activities, and a detached 2-car garage that provides plenty of parking and storage space. This home is a great opportunity for homeowners or investors alike. Incredibly low taxes makes this property very appealing.

2. 2026-04-20
   price $104,900 377-char remark

   Show marketing remark (377 chars)

   This 3-bedroom, 1-bathroom home offers 924 square feet of living space with a functional layout. The property features a fenced yard, perfect for pets or outdoor activities, and a detached 2-car garage that provides plenty of parking and storage space. This home is a great opportunity for homeowners or investors alike. Incredibly low taxes makes this property very appealing.

3. 2026-04-07
   price $110,000 377-char remark

   Show marketing remark (377 chars)

   This 3-bedroom, 1-bathroom home offers 924 square feet of living space with a functional layout. The property features a fenced yard, perfect for pets or outdoor activities, and a detached 2-car garage that provides plenty of parking and storage space. This home is a great opportunity for homeowners or investors alike. Incredibly low taxes makes this property very appealing.

4. 2026-03-20
   listed $119,000 Active 377-char remark

   Show marketing remark (377 chars)

   This 3-bedroom, 1-bathroom home offers 924 square feet of living space with a functional layout. The property features a fenced yard, perfect for pets or outdoor activities, and a detached 2-car garage that provides plenty of parking and storage space. This home is a great opportunity for homeowners or investors alike. Incredibly low taxes makes this property very appealing.

5. 2024-12-29
   historical $1,350
6. 2024-12-22
   price $1,350
7. 2024-12-15
   listed $1,500
8. 2024-05-20
   soldstatus $27,500
9. 2017-09-08
   soldstatus $10,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$769/yr (+$64/mo · 91.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,558
• − Mortgage interest: −$5,876
• − Property taxes: −$844
• − Insurance: −$524
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,052
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,656/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

+949.0% since first listed

9 events — show timeline

• 2026-05-05 Pending — NWIAR
• 2026-04-20 Price Changed $104,900 NWIAR
• 2026-04-07 Price Changed $110,000 NWIAR
• 2026-03-20 Listed $119,000 NWIAR
• 2024-12-29 Rental Removed $1,350 RENTLY
• 2024-12-22 Price Changed $1,350 RENTLY
• 2024-12-15 Listed for Rent $1,500 RENTLY
• 2024-05-20 Sold (Public Records) $27,500 Public Records
• 2017-09-08 Sold (Public Records) $10,000 Public Records

Property tax history

+36.0%/yr

Latest (2024): $844 · -15.6% YoY. Source: county tax records.