722 Plaisance Ave · Rockford, IL 61102

$72,500

2 bd · 0.5 ba · 686 sqft · SingleFamily · 73 Days on market

Built 1933 6,098 sqft lot $106/sqft · 48% above area Est $49k · 48% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

Key facts

• Galley kitchen
• Fenced yard
• Patio

Tags

• MAIN FLOOR BATH REPLUMED
• GALLEY KITCHEN
• FENCED YARD
• PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $37k; list at $72k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $49,006
• List price: $72,500
• Delta: 47.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Plaisance Ave	0.00mi	2/0.5	686 (0%)	0mo	$62,000	$90	100
317 N Horace Ave	0.71mi	2/1.0	715 (+4%)	1mo	$109,000	$152	57
724 Plaisance Ave	0.01mi	1/1.0 (-1)	600 (-12%)	19mo	$19,000	$32	56
414 Howard Ave	0.58mi	2/1.0	768 (+12%)	4mo	$68,000	$89	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: 28.2%
• Equity multiple: 2.17×
• Total profit: $23,811
• Equity at exit: $10,810

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $66,486
• Equity at exit: $6,268

Cash invested: $20,300 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $559

Break-even live

Break-even rent $568

Max offer price $72,500

Occupancy floor 51%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	0.22mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	0.48mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	13d	1	1.34mi

Listing history 12 events

1. 2026-05-04
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

2. 2026-05-04
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

3. 2026-03-13
   price $72,500 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

4. 2026-03-13
   price $72,500 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

5. 2026-02-20
   listed $75,000 Active 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

6. 2026-02-20
   listed $75,000 Active 243-char remark

   Show marketing remark (243 chars)

   Cash offer only. Remodeling started. Main floor bath replumed for large shower/bath tub. Currently, half bath. 2 bedrooms. Galley kitchen. upper bedroom. 1.5 car garage. fenced yard. 2012 furnace 2012 wheel chair ramp. patio 14x10. Sold As Is.

7. 2024-10-08
   soldstatus $37,000 Closed
8. 2024-10-08
   soldstatus $37,000 Closed
9. 2024-09-11
   status Pending
10. 2024-09-11
    status Pending
11. 2024-08-28
    listed $39,900 Active
12. 2024-08-28
    listed $39,900 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: $463 · $39/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$591/yr (+$49/mo · 127.6%)

ⓘ 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: $15,304
• − Mortgage interest: −$4,061
• − Property taxes: −$463
• − Insurance: −$362
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,109
• Taxable income: $5,859
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,296/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

• 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

+81.7% since first listed

12 events — show timeline

• 2026-05-04 Pending — NWIAR
• 2026-05-04 Pending — MRED as Distributed by MLS Grid
• 2026-03-13 Price Changed $72,500 NWIAR
• 2026-03-13 Price Changed $72,500 MRED as Distributed by MLS Grid
• 2026-02-20 Listed $75,000 NWIAR
• 2026-02-20 Listed $75,000 MRED as Distributed by MLS Grid
• 2024-10-08 Sold (MLS) $37,000 NWIAR
• 2024-10-08 Sold (MLS) $37,000 MRED as Distributed by MLS Grid
• 2024-09-11 Pending — NWIAR
• 2024-09-11 Pending — MRED as Distributed by MLS Grid
• 2024-08-28 Listed $39,900 NWIAR
• 2024-08-28 Listed $39,900 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $463 · +21.4% YoY. Source: county tax records.