6704 E Rockton Rd · Roscoe, IL 61073

$254,900

2 bd · 2.0 ba · 1,079 sqft · SingleFamily · 2 Days on market

Built 1961 1.08 ac lot Est $265k · at est.

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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 +22.1/30.0
• ARV discount +9.3/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers county living at its best !! 2 bedrooms, 2 baths, hardwood floors in LR, bedrooms and dine, new LVP flooring in kitchen. Newer metal roof, downspouts and facia. Fresh paint, new well pump and pressure tank. Attached 2 car garage along with 40X25 pole barn with power and new roof. This wooded property is seconds from the I -90 interchange. Furnace new in 2025, water heater 2025. Newly painted floors in basement and garage. Prairie hill and Hononegah school district. Zoned AG

Key facts

• 1.08 acre lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached and detached garage space (2 garage spaces, 2 parking total); Owned garage
• Utilities: Water from a private well; Septic tank sewage system
• Home design: Detached single-family home; Single-story layout; Fee simple ownership
• Construction: Built approximately 61–70 years ago; Brick and other exterior materials; Built before 1978
• Exterior features: Lot roughly 1–1.99 acres (dimensions approx. 210 x 255); School bus service available

Interior

• Kitchen: Kitchen on main level (approximately 13 x 11)
• Bedrooms: Master bedroom on main level (approximately 14 x 10); Second bedroom on main level (approximately 11 x 10); Additional bedrooms noted (total 2 bedrooms possible)
• Bathrooms: Two full bathrooms; Basement has a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access; Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 8.2% vs local median 2.8% in Roscoe — 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 82/100 on livability (#61 in IL, #1,071 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Hononegah Chd 207 (suburban): math 46% / reading 53% proficiency, ranked #55 of 620 in IL (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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.

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.
• Current owner paid $123k; list at $255k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $254,900

Questions for the listing agent

1. Built in 1961 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $265,434
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6704 E Rockton Rd	0.00mi	2/2.0	1,079 (0%)	0mo	$265,000	$246	100

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-15,041
• Equity at exit: $38,006

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $20,905
• Equity at exit: $22,039

Cash invested: $71,372 (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 61073

• Home prices YoY: -34.5%
• Active inventory: 115
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$358 /mo · $4,293/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $411

Break-even live

Break-even rent $2,279

Max offer price $254,900

Occupancy floor 80%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7734 E Rockton Rd Roscoe, IL	3.0	2.0	1329	$2,800	$2.11	13d	1	0.99mi

Listing history 6 events

1. 2026-05-07
   status Pending 496-char remark

   Show marketing remark (496 chars)

   This home offers county living at its best !! 2 bedrooms, 2 baths, hardwood floors in LR, bedrooms and dine, new LVP flooring in kitchen. Newer metal roof, downspouts and facia. Fresh paint, new well pump and pressure tank. Attached 2 car garage along with 40X25 pole barn with power and new roof. This wooded property is seconds from the I -90 interchange. Furnace new in 2025, water heater 2025. Newly painted floors in basement and garage. Prairie hill and Hononegah school district. Zoned AG

2. 2026-05-07
   status Pending

   Show marketing remark (496 chars)

   This home offers county living at its best !! 2 bedrooms, 2 baths, hardwood floors in LR, bedrooms and dine, new LVP flooring in kitchen. Newer metal roof, downspouts and facia. Fresh paint, new well pump and pressure tank. Attached 2 car garage along with 40X25 pole barn with power and new roof. This wooded property is seconds from the I -90 interchange. Furnace new in 2025, water heater 2025. Newly painted floors in basement and garage. Prairie hill and Hononegah school district. Zoned AG

3. 2026-05-05
   listed $254,900 Active 496-char remark

   Show marketing remark (496 chars)

   This home offers county living at its best !! 2 bedrooms, 2 baths, hardwood floors in LR, bedrooms and dine, new LVP flooring in kitchen. Newer metal roof, downspouts and facia. Fresh paint, new well pump and pressure tank. Attached 2 car garage along with 40X25 pole barn with power and new roof. This wooded property is seconds from the I -90 interchange. Furnace new in 2025, water heater 2025. Newly painted floors in basement and garage. Prairie hill and Hononegah school district. Zoned AG

4. 2026-05-05
   listed $254,900 Active

   Show marketing remark (496 chars)

   This home offers county living at its best !! 2 bedrooms, 2 baths, hardwood floors in LR, bedrooms and dine, new LVP flooring in kitchen. Newer metal roof, downspouts and facia. Fresh paint, new well pump and pressure tank. Attached 2 car garage along with 40X25 pole barn with power and new roof. This wooded property is seconds from the I -90 interchange. Furnace new in 2025, water heater 2025. Newly painted floors in basement and garage. Prairie hill and Hononegah school district. Zoned AG

5. 2013-07-03
   soldstatus $123,000
6. 1996-07-22
   soldstatus $100,000

ⓘ 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: $4,293 · $358/mo
• Projected year-2 tax: $5,040 · $420/mo
• Expected delta: +$747/yr (+$62/mo · 17.4%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$14,278
• − Property taxes: −$4,293
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,415
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $4,705/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: Hononegah Chd 207
• NCES district ID: 1719620
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $70,776
• Composite: 44.33/100
• National rank: #2824
• State rank: #55 of 620 in IL

Livability — Roscoe

• Score: 82/100
• State rank: #61
• US rank: #1071

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,008
• Population (ZIP): 20,008

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -131.22%
• Current HPI: 248.8712
• 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

+154.9% since first listed

6 events — show timeline

• 2026-05-07 Pending — NWIAR
• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Listed $254,900 MRED as Distributed by MLS Grid
• 2026-05-05 Listed $254,900 NWIAR
• 2013-07-03 Sold (Public Records) $123,000 Public Records
• 1996-07-22 Sold (Public Records) $100,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $4,293 · +2.6% YoY. Source: county tax records.