1904 Andrews St · Rockford, IL 61101

$119,900

2 bd · 1.0 ba · 1,500 sqft · SingleFamily · 25 Days on market

Built 1900 3,485 sqft lot $80/sqft · 102% above area

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

This is an amazing home. It has been completely updated. Fresh paint with warm tones and white trim. Refinished hardwood floors. New kitchen with plenty of cabinets and all new stainless steel appliances. Updated electric. New furnace and central air! All just ready to move in. Detached one car garage. Full basement. Sunroom for your morning coffee! Clean, nice and ready for you. Privacy fenced yard. The work has already been done for you!

Key facts

• New furnace
• New kitchen
• Updated electric

Tags

• REFINISHED HARDWOOD FLOORS
• NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED ELECTRIC
• NEW FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $120k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.18% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $59,383
• List price: $119,900
• Delta: 101.91%
• 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
410 Oakley Ave	0.18mi	3/1.0 (+1)	1,440 (-4%)	5mo	$105,000	$73	76
718 N Central Ave	0.31mi	3/1.5 (+1)	1,432 (-4%)	6mo	$127,840	$89	66
317 N Central Ave	0.16mi	3/1.5 (+1)	1,364 (-9%)	6mo	$112,000	$82	65
707 Royal Ave	0.27mi	3/1.0 (+1)	1,279 (-15%)	1mo	$87,000	$68	57
2118 Elm St	0.35mi	3/2.0 (+1)	1,352 (-10%)	2mo	$150,000	$111	56
2111 Sherman Ave	0.42mi	3/2.0 (+1)	1,371 (-9%)	5mo	$56,898	$42	52
1227 Chestnut St	0.62mi	3/1.5 (+1)	1,611 (+7%)	3mo	$92,000	$57	49
2916 School St	0.67mi	3/2.0 (+1)	1,578 (+5%)	4mo	$200,000	$127	48
1332 School St	0.41mi	3/2.0 (+1)	1,678 (+12%)	7mo	$60,000	$36	47
915 Hoban Ave	0.61mi	3/1.5 (+1)	1,676 (+12%)	1mo	$159,000	$95	44
402 N Horace Ave	0.57mi	3/1.0 (+1)	1,710 (+14%)	3mo	$100,000	$58	42
2315 Green St	0.52mi	3/1.0 (+1)	1,290 (-14%)	7mo	$113,000	$88	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,284
• Equity at exit: $17,877

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $27,790
• Equity at exit: $10,367

Cash invested: $33,572 (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: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$629
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $325

Break-even live

Break-even rent $1,006

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $393	-5% $359	+0% $325	+5% $291	+10% $257
Rent	-10% $213	-5% $269	+0% $325	+5% $381	+10% $437
Rate	-1.0pp $386	-0.5pp $356	base $325	+0.5pp $294	+1.0pp $263

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	44d	1	0.26mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	0.33mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	14d	1	0.42mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	44d	1	0.42mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	44d	1	0.53mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	44d	1	0.65mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	14d	1	0.67mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	44d	1	0.86mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	44d	1	1.27mi
226 S Main St Rockford, IL	1.0	1.0	1066	$1,560	$1.46	14d	3	1.41mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	14d	1	1.49mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $119,900 Pending 25 DOM
2. 2026-06-10
   remarks 488-char remark
3. 2026-06-10
   pricestatusdays on market $119,900 Active 23 DOM
4. 2026-05-12
   status Pending 443-char remark

   Show marketing remark (443 chars)

   This is an amazing home. It has been completely updated. Fresh paint with warm tones and white trim. Refinished hardwood floors. New kitchen with plenty of cabinets and all new stainless steel appliances. Updated electric. New furnace and central air! All just ready to move in. Detached one car garage. Full basement. Sunroom for your morning coffee! Clean, nice and ready for you. Privacy fenced yard. The work has already been done for you!

5. 2026-05-05
   price $124,900 443-char remark

   Show marketing remark (443 chars)

   This is an amazing home. It has been completely updated. Fresh paint with warm tones and white trim. Refinished hardwood floors. New kitchen with plenty of cabinets and all new stainless steel appliances. Updated electric. New furnace and central air! All just ready to move in. Detached one car garage. Full basement. Sunroom for your morning coffee! Clean, nice and ready for you. Privacy fenced yard. The work has already been done for you!

6. 2026-04-21
   price $129,900 443-char remark

   Show marketing remark (443 chars)

   This is an amazing home. It has been completely updated. Fresh paint with warm tones and white trim. Refinished hardwood floors. New kitchen with plenty of cabinets and all new stainless steel appliances. Updated electric. New furnace and central air! All just ready to move in. Detached one car garage. Full basement. Sunroom for your morning coffee! Clean, nice and ready for you. Privacy fenced yard. The work has already been done for you!

7. 2026-04-20
   listed $119,900 Active 443-char remark

   Show marketing remark (443 chars)

   This is an amazing home. It has been completely updated. Fresh paint with warm tones and white trim. Refinished hardwood floors. New kitchen with plenty of cabinets and all new stainless steel appliances. Updated electric. New furnace and central air! All just ready to move in. Detached one car garage. Full basement. Sunroom for your morning coffee! Clean, nice and ready for you. Privacy fenced yard. The work has already been done for you!

8. 2003-01-15
   soldstatus $30,500

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $2,057 · $171/mo
• Expected delta: +$665/yr (+$55/mo · 47.8%)

ⓘ 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: $17,011
• − Mortgage interest: −$6,716
• − Property taxes: −$1,392
• − Insurance: −$600
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,488
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,400/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

+309.5% since first listed

5 events — show timeline

• 2026-05-12 Pending — NWIAR
• 2026-05-05 Price Changed $124,900 NWIAR
• 2026-04-21 Price Changed $129,900 NWIAR
• 2026-04-20 Listed $119,900 NWIAR
• 2003-01-15 Sold (Public Records) $30,500 Public Records

Property tax history

+0.3%/yr

Latest (2024): $1,392 · +3.5% YoY. Source: county tax records.