3311 Summerdale Ave · Rockford, IL 61101

$62,000

3 bd · 1.0 ba · 804 sqft · SingleFamily · 57 Days on market

Built 1940 6,098 sqft lot $77/sqft · 22% below area Est $79k · 22% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 3 Bedroom, 1 bath located close to shopping. Freshly done. Front porch and large yard. Sold as Is. Home in flood zone.

Key facts

• Updated flooring
• 6,098 sq ft lot
• Built 1940

Tags

• UPDATED FLOORING
• SPACIOUS FENCED IN YARD

Property features AI

Finance

• Other: Lot approximately 0.14 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (house); Residential property
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 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: 76 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/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 $429 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.09% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.68%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (median comp): $79,240
• List price: $62,000
• Delta: -21.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 Belden St	0.31mi	3/1.0	770 (-4%)	2mo	$79,900	$104	77
3412 Gilbert Ave	0.28mi	2/1.0 (-1)	810 (+1%)	6mo	$133,000	$164	76
3015 Custer Ave	0.42mi	2/1.5 (-1)	832 (+4%)	9mo	$150,000	$180	60
2804 Gladstone Ave	0.47mi	3/1.0	864 (+8%)	7mo	$105,000	$122	60
3541 Blackstone Ave	0.49mi	2/1.0 (-1)	764 (-5%)	11mo	$60,000	$79	55
2916 Kenmore Ave	0.58mi	2/1.0 (-1)	759 (-6%)	8mo	$125,000	$165	52
3107 Gladstone Ave	0.23mi	2/1.0 (-1)	912 (+13%)	13mo	$80,000	$88	51
1903 N Central Ave	0.51mi	2/1.0 (-1)	768 (-4%)	20mo	$92,500	$120	47
2004 Elmwood St	0.48mi	2/1.0 (-1)	864 (+8%)	17mo	$109,900	$127	46
2808 Searles Ave	0.39mi	2/2.0 (-1)	884 (+10%)	14mo	$62,000	$70	44
2808 Lawndale Dr	0.53mi	3/1.0	900 (+12%)	19mo	$80,000	$89	40
2915 Custer Ave	0.48mi	2/1.0 (-1)	888 (+10%)	20mo	$77,500	$87	38

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: 34.9%
• Equity multiple: 2.48×
• Total profit: $25,635
• Equity at exit: $9,244

10-year hold

• IRR: 41.7%
• Equity multiple: 4.94×
• Total profit: $68,383
• Equity at exit: $5,361

Cash invested: $17,360 (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 61101

• Home prices YoY: -25.4%
• Active inventory: 76
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$325
• Tax from tax record: −$113 /mo · $1,362/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $560

Break-even live

Break-even rent $588

Max offer price $62,000

Occupancy floor 52%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	13d	1	0.19mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	43d	1	0.77mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	21d	1	0.78mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	0.91mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,399	$1.65	13d	1	0.97mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	13d	1	0.99mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.04mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	43d	1	1.04mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	1.15mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.15mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	43d	1	1.32mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	43d	1	1.33mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	43d	1	1.41mi
3936 Eagle Dr Rockford, IL	1.0–2.0	1.0	712	$999	$1.40	13d	1	1.47mi

Listing history 31 events

1. 2026-06-19
   days on market $62,000 Active 57 DOM
2. 2026-06-18
   days on market $62,000 Active 56 DOM
3. 2026-06-17
   days on market $62,000 Active 55 DOM
4. 2026-06-16
   days on market $62,000 Active 54 DOM
5. 2026-06-15
   days on market $62,000 Active 53 DOM
6. 2026-06-14
   days on market $62,000 Active 51 DOM
7. 2026-06-13
   days on market $62,000 Active 50 DOM
8. 2026-06-10
   days on market $62,000 Active 48 DOM
9. 2026-06-09
   days on market $62,000 Active 47 DOM
10. 2026-06-08
    days on market $62,000 Active 46 DOM
11. 2026-06-07
    pricedays on market $62,000 Active 45 DOM
12. 2026-06-03
    days on market $70,000 Active 41 DOM
13. 2026-06-02
    days on market $70,000 Active 40 DOM
14. 2026-06-01
    days on market $70,000 Active 39 DOM
15. 2026-05-31
    days on market $70,000 Active 38 DOM
16. 2026-05-30
    days on market $70,000 Active 37 DOM
17. 2026-04-23
    listed $70,000 Active 136-char remark
18. 2024-03-18
    soldstatus $56,667
19. 2024-03-15
    soldstatus $57,000 Closed 125-char remark

    Show marketing remark (125 chars)

    Quaint 3 Bedroom, 1 bath located close to shopping. Freshly done. Front porch and large yard. Sold as Is. Home in flood zone.

20. 2024-02-28
    status Pending 125-char remark

    Show marketing remark (125 chars)

    Quaint 3 Bedroom, 1 bath located close to shopping. Freshly done. Front porch and large yard. Sold as Is. Home in flood zone.

21. 2024-02-24
    price $65,000 125-char remark

    Show marketing remark (125 chars)

    Quaint 3 Bedroom, 1 bath located close to shopping. Freshly done. Front porch and large yard. Sold as Is. Home in flood zone.

22. 2024-02-02
    historical $985
23. 2024-02-01
    listed $68,000 Active 125-char remark

    Show marketing remark (125 chars)

    Quaint 3 Bedroom, 1 bath located close to shopping. Freshly done. Front porch and large yard. Sold as Is. Home in flood zone.

24. 2024-01-24
    price $985
25. 2024-01-21
    price $1,050
26. 2023-12-28
    listed $1,100
27. 2020-11-13
    soldstatus $34,250
28. 2003-02-10
    soldstatus $28,000
29. 2003-02-10
    soldstatus $42,000
30. 1999-08-20
    soldstatus $22,500
31. 1996-10-15
    soldstatus $11,500

ⓘ 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: $1,362 · $113/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$23/yr (+$2/mo · 1.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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: $15,555
• − Mortgage interest: −$3,473
• − Property taxes: −$1,362
• − Insurance: −$310
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$1,804
• Taxable income: $6,118
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,247/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): 19,318
• Household income: $46,163
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1170.0

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 0.66)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 2%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -69.58%
• Current HPI: 204.8946
• Rent YoY: —
• 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

+439.1% since first listed

16 events — show timeline

• 2026-06-06 Price Changed $62,000 NWIAR
• 2026-04-23 Listed $70,000 NWIAR
• 2024-03-18 Sold (Public Records) $56,667 Public Records
• 2024-03-15 Sold (MLS) $57,000 NWIAR
• 2024-02-28 Pending — NWIAR
• 2024-02-24 Price Changed $65,000 NWIAR
• 2024-02-02 Rental Removed $985 APPFOLIO
• 2024-02-01 Listed $68,000 NWIAR
• 2024-01-24 Price Changed $985 APPFOLIO
• 2024-01-21 Price Changed $1,050 APPFOLIO
• 2023-12-28 Listed for Rent $1,100 APPFOLIO
• 2020-11-13 Sold (Public Records) $34,250 Public Records
• 2003-02-10 Sold (Public Records) $42,000 Public Records
• 2003-02-10 Sold (Public Records) $28,000 Public Records
• 1999-08-20 Sold (Public Records) $22,500 Public Records
• 1996-10-15 Sold (Public Records) $11,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,362 · +44.6% YoY. Source: county tax records.