2024 Green St · Rockford, IL 61102

$104,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily · 44 Days on market

Built 1925 4,356 sqft lot $64/sqft · 46% above area Est $72k · 46% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

Key facts

• Water heater
• Central air system
• Furnace

Tags

• CASH FLOWING PROPERTY
• NEWLY REHABBED
• MAJOR SYSTEMS ARE NEW
• FURNACE
• CENTRAL AIR SYSTEM
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.
• Current owner paid $40k; list at $105k implies a 162% 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 44 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: 1.45% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $71,741
• List price: $104,900
• Delta: 46.22%
• 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
1227 Chestnut St	0.60mi	3/1.5	1,611 (-2%)	3mo	$92,000	$57	65
2408 Elm St	0.27mi	4/2.0 (+1)	1,460 (-11%)	6mo	$150,000	$103	59
1332 School St	0.74mi	3/2.0	1,678 (+2%)	7mo	$60,000	$36	56
402 N Horace Ave	0.66mi	3/1.0	1,710 (+4%)	3mo	$100,000	$58	55
2306 Andrews St	0.47mi	4/2.0 (+1)	1,800 (+10%)	3mo	$115,000	$64	54
407 Forest Ave	0.74mi	3/1.0	1,621 (-1%)	7mo	$57,000	$35	54
418 Oakley Ave	0.55mi	3/1.0	1,800 (+10%)	1mo	$57,500	$32	53
1011 Foster Ct	0.74mi	3/1.0	1,595 (-3%)	8mo	$120,000	$75	50
417 Oakley Ave	0.57mi	4/2.0 (+1)	1,456 (-11%)	0mo	$38,000	$26	50
410 Oakley Ave	0.53mi	3/1.0	1,440 (-12%)	5mo	$105,000	$73	47
2015 School St	0.56mi	4/2.0 (+1)	1,465 (-11%)	8mo	$125,000	$85	45
438 N Hinkley Ave	0.70mi	4/1.0 (+1)	1,536 (-6%)	8mo	$125,000	$81	42

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $16,620
• Equity at exit: $15,641

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $57,740
• 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: 5.7×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$550
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $528

Break-even live

Break-even rent $855

Max offer price $104,900

Occupancy floor 60%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	0.21mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	43d	1	0.28mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.28mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	0.41mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	0.47mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	0.64mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	0.65mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	0.70mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	43d	1	0.76mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	43d	1	0.81mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	0.95mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	13d	1	0.98mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	13d	1	1.12mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	43d	1	1.23mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	43d	1	1.31mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	43d	1	1.32mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	1.47mi

Listing history 43 events

1. 2026-05-07
   status Pending 226-char remark

   Show marketing remark (226 chars)

   Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

2. 2026-04-22
   price $104,900 226-char remark

   Show marketing remark (226 chars)

   Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

3. 2026-04-21
   price $99,900 226-char remark

   Show marketing remark (226 chars)

   Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

4. 2026-04-09
   historical
5. 2026-04-06
   price $100,000 226-char remark

   Show marketing remark (226 chars)

   Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

6. 2026-03-24
   listed $105,000 Active 226-char remark

   Show marketing remark (226 chars)

   Great opportunity for investment cash flowing property. Newly rehabbed. Exterior needs work. All major systems are new-furnace, central air system, water heater and some new plumbing. Property is being sold As-Is. Agent Owned.

7. 2025-12-13
   historical
8. 2025-12-10
   price $99,900
9. 2025-12-10
   price
10. 2025-12-05
    price $103,000
11. 2025-10-30
    price $105,000
12. 2025-10-30
    price
13. 2025-10-20
    price
14. 2025-10-20
    price $106,500
15. 2025-10-09
    price $108,500
16. 2025-10-09
    status Active
17. 2025-10-09
    price
18. 2025-07-25
    historical
19. 2025-07-23
    historical $1,695
20. 2025-07-22
    listed Active
21. 2025-06-26
    listed $1,695
22. 2025-06-16
    historical
23. 2025-06-09
    price $115,000
24. 2025-06-09
    price
25. 2025-05-27
    price $118,000
26. 2025-05-27
    price
27. 2025-05-06
    price $120,000
28. 2025-05-06
    price
29. 2025-04-24
    price $127,000
30. 2025-04-24
    price
31. 2025-04-21
    listed Active
32. 2023-12-07
    soldstatus $40,000
33. 2023-12-05
    soldstatus $40,000 Closed
34. 2023-11-13
    status Pending
35. 2023-11-01
    price $47,000
36. 2023-10-19
    price $47,500
37. 2023-09-25
    price $48,000
38. 2023-09-10
    price $49,000
39. 2023-08-31
    price $49,500
40. 2023-08-17
    status Active
41. 2023-08-17
    price $50,000
42. 2023-07-20
    status Pending
43. 2023-07-17
    listed $45,000 Active

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$701/yr (+$58/mo · 71.7%)

ⓘ 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: $18,278
• − Mortgage interest: −$5,876
• − Property taxes: −$978
• − Insurance: −$524
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,052
• Taxable income: $4,923
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $5,154/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

+133.1% since first listed

43 events — show timeline

• 2026-05-07 Pending — NWIAR
• 2026-04-22 Price Changed $104,900 NWIAR
• 2026-04-21 Price Changed $99,900 NWIAR
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-06 Price Changed $100,000 NWIAR
• 2026-03-24 Listed $105,000 NWIAR
• 2025-12-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-10 Price Changed $99,900 NWIAR
• 2025-12-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-05 Price Changed $103,000 NWIAR
• 2025-10-30 Price Changed $105,000 NWIAR
• 2025-10-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-20 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-20 Price Changed $106,500 NWIAR
• 2025-10-09 Price Changed $108,500 NWIAR
• 2025-10-09 Relisted — MRED as Distributed by MLS Grid
• 2025-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-07-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-23 Rental Removed $1,695 Avail
• 2025-07-22 Listed — MRED as Distributed by MLS Grid
• 2025-06-26 Listed for Rent $1,695 Avail
• 2025-06-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-09 Price Changed $115,000 NWIAR
• 2025-06-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-27 Price Changed $118,000 NWIAR
• 2025-05-27 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-06 Price Changed $120,000 NWIAR
• 2025-05-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-24 Price Changed $127,000 NWIAR
• 2025-04-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-21 Listed — MRED as Distributed by MLS Grid
• 2023-12-07 Sold (Public Records) $40,000 Public Records
• 2023-12-05 Sold (MLS) $40,000 NWIAR
• 2023-11-13 Pending — NWIAR
• 2023-11-01 Price Changed $47,000 NWIAR
• 2023-10-19 Price Changed $47,500 NWIAR
• 2023-09-25 Price Changed $48,000 NWIAR
• 2023-09-10 Price Changed $49,000 NWIAR
• 2023-08-31 Price Changed $49,500 NWIAR
• 2023-08-17 Relisted — NWIAR
• 2023-08-17 Price Changed $50,000 NWIAR
• 2023-07-20 Pending — NWIAR
• 2023-07-17 Listed $45,000 NWIAR

Property tax history

+21.4%/yr

Latest (2024): $978 · +12.3% YoY. Source: county tax records.