947 N Rockton Ave · Rockford, IL 61103

$65,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily · 15 Days on market

Built 1900 5,227 sqft lot Est $110k · 41% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied 2-story home offering a great opportunity to add to your rental portfolio! This property features 3 bedrooms, 1 bathroom, spacious living and dining areas, a functional kitchen, newer vinyl windows and driveway parking. Enclosed back porch provides additional usable space. Sold as-is

Key facts

• Functional kitchen
• Enclosed back porch
• Newer vinyl windows

Tags

• 2 STORY HOME
• SPACIOUS LIVING AND DINING
• FUNCTIONAL KITCHEN
• NEWER VINYL WINDOWS
• DRIVEWAY PARKING
• ENCLOSED BACK PORCH

Property features AI

Finance

• Other: Possession subject to tenant's rights
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story layout; Fee simple ownership; Property built over 100 years ago; Aluminum siding
• Construction: Aluminum siding construction; Built before 1978
• Exterior features: Lot dimensions approximately 35 x 145.27; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on the main level (approx. 9 x 10)
• Bedrooms: Three bedrooms (all on the second floor); Master bedroom on the second floor (approx. 10 x 14); Second bedroom on the second floor (approx. 10 x 13); Third bedroom on the second floor (approx. 9 x 13)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Unfinished full basement; Separate dining room; Family room; Living room; Laundry room
• Laundry & utility: Main-level laundry room

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$109,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% 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: R K Welsh Elem School (math 7% / reading 7%, grade F, #1,719 of 2,056 statewide, top 84%, 435 students, 0% FRL); West Middle School (math 3% / reading 11%, grade F, #627 of 665 statewide, top 95%, 849 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 (+8.1%/yr); 103 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 33% of the median local income ($51k/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 $449 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 + 8.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (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: 2.15% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.04%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $109,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 N Rockton Ave	0.07mi	4/1.0 (+1)	1,248 (-6%)	5mo	$90,000	$72	78
730 Woodlawn Ave	0.21mi	3/1.5	1,232 (-7%)	2mo	$92,900	$75	76
314 Underwood St	0.56mi	3/1.0	1,248 (-6%)	1mo	$65,000	$52	64
1512 Price St	0.56mi	3/1.5	1,392 (+6%)	0mo	$145,000	$104	62
621 Napoleon St	0.38mi	2/1.0 (-1)	1,437 (+9%)	0mo	$45,000	$31	62
529 Summer St	0.58mi	4/1.5 (+1)	1,344 (+2%)	4mo	$130,000	$97	60
928 North Ave	0.32mi	4/1.0 (+1)	1,482 (+12%)	1mo	$149,900	$101	59
928 North Ave	0.32mi	4/1.0 (+1)	1,482 (+12%)	1mo	$149,900	$101	59
618 Napoleon St	0.37mi	2/1.0 (-1)	1,200 (-9%)	5mo	$115,000	$96	59
1428 North Ave	0.58mi	3/2.0	1,435 (+9%)	1mo	$115,000	$80	54
1311 Grant Ave	0.60mi	3/1.0	1,191 (-10%)	3mo	$99,000	$83	53
1902 Bruner St	0.73mi	3/1.5	1,420 (+8%)	5mo	$85,000	$60	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 3.06×
• Total profit: $37,477
• Equity at exit: $9,692

10-year hold

• IRR: 52.6%
• Equity multiple: 7.52×
• Total profit: $118,589
• Equity at exit: $5,620

Cash invested: $18,200 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 103
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$341
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $638

Break-even live

Break-even rent $587

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	0.21mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	43d	1	0.30mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	43d	1	0.44mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	43d	1	0.55mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	21d	1	0.58mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	21d	1	0.60mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	21d	1	0.61mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	21d	1	0.63mi
1405 N Court St Unit 1407 Rockford, IL	2.0	1.0	1530	$1,100	$0.72	43d	1	0.69mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	0.76mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	43d	1	0.82mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	0.85mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	0.87mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	0.94mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	43d	1	0.99mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	13d	1	1.02mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	1.08mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	13d	1	1.13mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	1.22mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	43d	1	1.24mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	43d	1	1.24mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	43d	1	1.27mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	21d	1	1.28mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	1.37mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	43d	1	1.38mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	1.40mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	43d	1	1.42mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.42mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	43d	1	1.42mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.45mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	1.45mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	43d	1	1.49mi

Listing history 12 events

1. 2026-06-19
   days on market $65,000 Active 15 DOM
2. 2026-06-18
   days on market $65,000 Active 14 DOM
3. 2026-06-17
   days on market $65,000 Active 13 DOM
4. 2026-06-16
   days on market $65,000 Active 12 DOM
5. 2026-06-15
   days on market $65,000 Active 11 DOM
6. 2026-06-14
   days on market $65,000 Active 9 DOM
7. 2026-06-13
   days on market $65,000 Active 8 DOM
8. 2026-06-10
   days on marketlisting id $65,000 Active 6 DOM
9. 2026-06-09
   days on market $65,000 Active 5 DOM
10. 2026-06-08
    days on market $65,000 Active 4 DOM
11. 2026-06-07
    remarks 300-char remark
12. 2026-06-07
    listed $65,000 Active 3 DOM

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$162/yr (+$14/mo · 14.1%)

ⓘ 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 ≥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: $16,732
• − Mortgage interest: −$3,641
• − Property taxes: −$1,151
• − Insurance: −$325
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,891
• Taxable income: $7,047
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $5,960/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): 22,869
• Household income: $51,161
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1402.0

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 13% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -81.02%
• Current HPI: 215.8559
• Rent YoY: ▲ 8.11%
• 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

• 2026-06-04 Listed $65,000 MRED as Distributed by MLS Grid
• 2026-06-04 Listed $65,000 NWIAR

Property tax history

+3.0%/yr

Latest (2025): $1,151 · +3.8% YoY. Source: county tax records.