1319 Barton Blvd · Rockford, IL 61103

$115,000

2 bd · 1.5 ba · 824 sqft · SingleFamily public records · 17 Days on market

Built 1960 6,534 sqft lot $140/sqft · 67% above area Est $104k · 11% over

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Why this score? — see what drove the D 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 +17.6/30.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

Key facts

• Half bath
• Spacious backyard
• Detached garage

Tags

• SPACIOUS BACKYARD
• DETACHED GARAGE
• PARTIALLY FINISHED LOWER LEVEL
• HALF BATH

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); Residential property
• Construction: Below-grade finished area
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas cooktop, Refrigerator, Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

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: West View Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 420 students, 0% FRL); West Middle School (math 3% / reading 11%, grade F, #627 of 665 statewide, top 95%, 849 students, 0% FRL); Auburn High School (math 26% / reading 32%, grade F, #210 of 693 statewide, top 30%, 1,936 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (median comp): $103,824
• List price: $115,000
• Delta: 10.76%
• 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
1504 Barton Blvd	0.11mi	2/1.0	896 (+9%)	5mo	$135,000	$151	74
1620 Pierce Ave	0.27mi	2/1.0	857 (+4%)	6mo	$100,000	$117	74
1720 Paradise Blvd	0.31mi	2/1.0	858 (+4%)	8mo	$115,000	$134	70
1807 Bell Ave	0.52mi	3/1.0 (+1)	820 (-0%)	4mo	$139,900	$171	64
2912 Huffman Blvd	0.36mi	3/1.0 (+1)	863 (+5%)	10mo	$114,900	$133	60
2011 Overdene Ave	0.49mi	3/1.0 (+1)	875 (+6%)	1mo	$132,000	$151	59
2011 Overdene Ave	0.49mi	3/1.0 (+1)	875 (+6%)	1mo	$132,000	$151	59
3440 Robey Ave	0.57mi	2/1.5	882 (+7%)	7mo	$147,000	$167	56
1810 Midway Dr	0.36mi	2/2.0	924 (+12%)	9mo	$89,000	$96	54
3320 Latham St	0.40mi	2/2.0	910 (+10%)	12mo	$180,000	$198	52
2308 Ridge Ave	0.74mi	3/1.0 (+1)	915 (+11%)	9mo	$105,000	$115	32
1510 Custer Ave	0.68mi	2/1.0	938 (+14%)	14mo	$142,500	$152	32

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-6,617
• Equity at exit: $17,147

10-year hold

• IRR: 9.7%
• Equity multiple: 1.93×
• Total profit: $29,928
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$603
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $91

Break-even live

Break-even rent $1,050

Max offer price $115,000

Occupancy floor 87%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.38mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	0.38mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	44d	1	0.46mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	21d	1	0.49mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	0.49mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.49mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	0.54mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.54mi
2202 Hancock St Unit 2202-3H Rockford, IL	1.0	1.0	550	$875	$1.59	44d	1	0.68mi
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	21d	1	0.73mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	13d	1	0.83mi
2516 N Rockton Ave #4 Rockford, IL	1.0	1.0	550	$850	$1.55	44d	1	0.88mi
3701 Trilling Ave Unit 3701-104 Rockford, IL	3.0	1.0	1100	$1,345	$1.22	13d	1	0.95mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,232	$1.45	13d	1	1.04mi
3936 Eagle Dr Rockford, IL	1.0–2.0	1.0	712	$999	$1.40	13d	1	1.06mi
3627 N Rockton Ave Unit 3627-106 Rockford, IL	1.0	1.0	650	$995	$1.53	44d	1	1.10mi
3627 N Rockton Ave Unit 3631-203 Rockford, IL	1.0	1.0	650	$1,025	$1.58	13d	1	1.10mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	44d	1	1.14mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	44d	1	1.14mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	44d	1	1.16mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	21d	1	1.17mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	44d	1	1.43mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	21d	1	1.45mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$999	$1.05	13d	1	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 17 DOM
2. 2026-06-18
   days on market $115,000 Active 16 DOM
3. 2026-06-17
   days on market $115,000 Active 15 DOM
4. 2026-06-16
   days on market $115,000 Active 14 DOM
5. 2026-06-15
   days on market $115,000 Active 13 DOM

   Show marketing remark (591 chars)

   Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

6. 2026-06-14
   days on market $115,000 Active 11 DOM
7. 2026-06-13
   days on market $115,000 Active 10 DOM
8. 2026-06-10
   statusdays on market $115,000 Active 8 DOM

   Show marketing remark (591 chars)

   Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

9. 2026-06-07
   statusdays on marketlisting id $115,000 Pending 7 DOM

   Show marketing remark (591 chars)

   Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

10. 2026-06-03
    days on market $115,000 Temporarily No Showings 12 DOM
11. 2026-06-02
    days on market $115,000 Temporarily No Showings 11 DOM
12. 2026-06-01
    days on market $115,000 Temporarily No Showings 10 DOM
13. 2026-05-31
    days on market $115,000 Temporarily No Showings 9 DOM
14. 2026-05-30
    days on market $115,000 Temporarily No Showings 8 DOM
15. 2026-05-17
    price $115,000 603-char remark

    Show marketing remark (591 chars)

    Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

16. 2026-05-17
    price $115,000 591-char remark

    Show marketing remark (591 chars)

    Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

17. 2026-05-14
    listed $119,000 Active 603-char remark

    Show marketing remark (591 chars)

    Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

18. 2026-05-14
    listed $119,000 Active 591-char remark

    Show marketing remark (591 chars)

    Charming 2-bedroom, 1.5-bath ranch nestled on a quiet dead-end street! This home features a bright living room and dining area with sliding doors leading to a spacious backyard - perfect for entertaining, relaxing, or enjoying summer evenings. A 1.5-car detached garage provides added convenience, while the partially finished lower level offers extra living space with a half bath. This home is a great opportunity for buyers looking to add their personal touch, with some TLC needed and the A/C unit requiring replacement. Newer roof 2023. Don't miss the chance to make this home your own!

19. 2007-04-03
    soldstatus $71,997
20. 2007-03-30
    soldstatus $71,997

    Show marketing remark (252 chars)

    Here is a sharp smaller home with a partially-finished lower level. Fenced yard, garage with covered patio, storage shed, new roof, newer furnace and air. Buy this nice house with no money down. **Agents, call UR Assn for Rockford Surpa-NOT RECRIP!!***

21. 2007-03-06
    historical

    Show marketing remark (252 chars)

    Here is a sharp smaller home with a partially-finished lower level. Fenced yard, garage with covered patio, storage shed, new roof, newer furnace and air. Buy this nice house with no money down. **Agents, call UR Assn for Rockford Surpa-NOT RECRIP!!***

22. 2007-01-12
    listed $69,900

    Show marketing remark (252 chars)

    Here is a sharp smaller home with a partially-finished lower level. Fenced yard, garage with covered patio, storage shed, new roof, newer furnace and air. Buy this nice house with no money down. **Agents, call UR Assn for Rockford Surpa-NOT RECRIP!!***

23. 1998-07-01
    soldstatus $51,000

ⓘ 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: $2,143 · $179/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$234/yr (+$19/mo · 10.9%)

ⓘ 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 3/10 Moderate 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: $13,989
• − Mortgage interest: −$6,442
• − Property taxes: −$2,143
• − Insurance: −$575
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,345
• Taxable loss: −$755
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,277/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

+125.5% since first listed

23 events — show timeline

• 2026-06-15 Relisted — NWIAR
• 2026-06-15 Relisted — MRED as Distributed by MLS Grid
• 2026-06-15 Pending — NWIAR
• 2026-06-15 Pending — MRED as Distributed by MLS Grid
• 2026-06-10 Relisted — NWIAR
• 2026-06-10 Relisted — MRED as Distributed by MLS Grid
• 2026-06-07 Pending — NWIAR
• 2026-06-07 Pending — MRED as Distributed by MLS Grid
• 2026-06-05 Relisted — NWIAR
• 2026-05-29 Delisted — NWIAR
• 2026-05-28 Relisted — NWIAR
• 2026-05-28 Relisted — MRED as Distributed by MLS Grid
• 2026-05-20 Pending — MRED as Distributed by MLS Grid
• 2026-05-20 Pending — NWIAR
• 2026-05-17 Price Changed $115,000 NWIAR
• 2026-05-17 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-05-14 Listed $119,000 MRED as Distributed by MLS Grid
• 2026-05-14 Listed $119,000 NWIAR
• 2007-04-03 Sold (Public Records) $71,997 Public Records
• 2007-03-30 Sold (MLS) $71,997 MRED as Distributed by MLS Grid
• 2007-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2007-01-12 Listed $69,900 MRED as Distributed by MLS Grid
• 1998-07-01 Sold (Public Records) $51,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,143 · +6.8% YoY. Source: county tax records.