4704 Cayuga Rd · Rockford, IL 61107

$189,900

3 bd · 1.5 ba · 1,280 sqft · SingleFamily · 2 Days on market

Built 1957 9,583 sqft lot Est $211k · 10% under

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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 +21.2/30.0
• ARV discount +12.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time on the market! This well-maintained 3-bedroom, 1.5 bath ranch offers character, space, and a fantastic central location with county taxes. The inviting living area features a beautiful brick woodburning fireplace accented by cedar paneled walls, creating a warm and cozy feel. The family room offers a wall of windows and sliding glass door leading to the deck and additional paver patio, perfect for entertaining or relaxing in the fully fenced private backyard with storage shed. The kitchen includes updated cabinetry completed in 2001, all appliances included! Additional pantry for extra storage. The updated bathroom features a newer ceramic tile shower and new vanity. Major mechanical updates include a new furnace in 2024 and central air in 2021. The finished lower level offers a spacious rec room with tons of storage space along with an additional 1/2 bath. Attached garage includes extra storage area. Additional features include vinyl windows throughout. Sold As-Is

Key facts

• Cedar paneled walls
• Sliding glass door
• Deck

Tags

• BRICK WOODBURNING FIREPLACE
• CEDAR PANELED WALLS
• WALL OF WINDOWS
• SLIDING GLASS DOOR
• DECK
• PAVER PATIO

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; House
• Construction: Brick and wood siding construction
• Exterior features: Shingle roof; 0.22-acre lot

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Full basement
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (2.7% below list).
• Recommended offer: $185k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Brookview Elem School (math 16% / reading 28%, grade F, #940 of 2,056 statewide, top 49%, 470 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: Rents rising fast (+5.9%/yr); 157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 + 5.9% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,690 (2.7% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $211,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Wisteria Rd	0.20mi	3/1.5	1,248 (-2%)	3mo	$245,000	$196	84
4701 Highcrest Rd	0.03mi	2/1.0 (-1)	1,184 (-8%)	4mo	$179,000	$151	75
5005 Mohawk Rd	0.32mi	3/2.5	1,248 (-2%)	2mo	$235,000	$188	75
1424 Comanche Dr	0.09mi	3/2.0	1,120 (-12%)	3mo	$185,000	$165	70
2104 Delcy Dr	0.32mi	3/1.5	1,456 (+14%)	2mo	$180,000	$124	61
4010 Highcrest Rd	0.47mi	3/1.0	1,170 (-9%)	3mo	$170,000	$145	59
4012 Highcrest Rd	0.46mi	3/2.0	1,176 (-8%)	7mo	$180,500	$153	57
3904 Brendenwood Rd	0.64mi	3/2.0	1,184 (-8%)	2mo	$210,000	$177	54
1954 Wisteria Rd	0.30mi	3/2.0	1,092 (-15%)	7mo	$180,000	$165	54
1021 Sterling Dr	0.62mi	2/1.0 (-1)	1,365 (+7%)	0mo	$187,000	$137	53
4520 Guilford Rd	0.25mi	2/1.0 (-1)	1,092 (-15%)	5mo	$159,000	$146	52
3820 Brendenwood Rd	0.65mi	3/2.0	1,140 (-11%)	7mo	$217,000	$190	44

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-7,845
• Equity at exit: $28,315

10-year hold

• IRR: 8.7%
• Equity multiple: 1.75×
• Total profit: $39,694
• Equity at exit: $16,419

Cash invested: $53,172 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$996
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $273

Break-even live

Break-even rent $1,501

Max offer price $189,900

Occupancy floor 80%

Sensitivity live

Price	-10% $381	-5% $327	+0% $273	+5% $219	+10% $166
Rent	-10% $127	-5% $200	+0% $273	+5% $346	+10% $419
Rate	-1.0pp $369	-0.5pp $321	base $273	+0.5pp $224	+1.0pp $174

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Eastridge Dr Unit 1 Rockford, IL	3.0	2.0	1500	$1,575	$1.05	14d	1	0.95mi
4173 Eastridge Dr Rockford, IL	3.0	1.0	1000	$1,250	$1.25	45d	1	1.03mi
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	14d	1	1.38mi
444 Gramercy Dr Rockford, IL	2.0–3.0	1.0	785	$1,375	$1.75	0d	7	1.39mi
5870 Garrett Ln Apt 1 Rockford, IL	2.0	1.0	950	$1,395	$1.47	22d	1	1.39mi

Listing history 2 events

1. 2026-05-26
   listed $189,900 Active

   Show marketing remark (990 chars)

   First time on the market! This well-maintained 3-bedroom, 1.5 bath ranch offers character, space, and a fantastic central location with county taxes. The inviting living area features a beautiful brick woodburning fireplace accented by cedar paneled walls, creating a warm and cozy feel. The family room offers a wall of windows and sliding glass door leading to the deck and additional paver patio, perfect for entertaining or relaxing in the fully fenced private backyard with storage shed. The kitchen includes updated cabinetry completed in 2001, all appliances included! Additional pantry for extra storage. The updated bathroom features a newer ceramic tile shower and new vanity. Major mechanical updates include a new furnace in 2024 and central air in 2021. The finished lower level offers a spacious rec room with tons of storage space along with an additional 1/2 bath. Attached garage includes extra storage area. Additional features include vinyl windows throughout. Sold As-Is

2. 2026-05-26
   listed $189,900 Active 990-char remark

   Show marketing remark (990 chars)

   First time on the market! This well-maintained 3-bedroom, 1.5 bath ranch offers character, space, and a fantastic central location with county taxes. The inviting living area features a beautiful brick woodburning fireplace accented by cedar paneled walls, creating a warm and cozy feel. The family room offers a wall of windows and sliding glass door leading to the deck and additional paver patio, perfect for entertaining or relaxing in the fully fenced private backyard with storage shed. The kitchen includes updated cabinetry completed in 2001, all appliances included! Additional pantry for extra storage. The updated bathroom features a newer ceramic tile shower and new vanity. Major mechanical updates include a new furnace in 2024 and central air in 2021. The finished lower level offers a spacious rec room with tons of storage space along with an additional 1/2 bath. Attached garage includes extra storage area. Additional features include vinyl windows throughout. Sold As-Is

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$1,489/yr (+$124/mo · 111.8%)

ⓘ 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 ≥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: $22,163
• − Mortgage interest: −$10,637
• − Property taxes: −$1,332
• − Insurance: −$950
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,524
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $3,235/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

• County: Winnebago County · 147,297 people
• City population: 147,297
• Metro: Rockford, IL
• Population (ZIP): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $189,900 NWIAR
• 2026-05-26 Listed $189,900 MRED as Distributed by MLS Grid

Property tax history

-3.8%/yr

Latest (2024): $1,332 · -7.8% YoY. Source: county tax records.