2585 S Van Brocklyn Rd · Freeport, IL 61032

$115,000

3 bd · 1.5 ba · 1,432 sqft · SingleFamily · 8 Days on market

Built 1964 Est $135k · 15% under

---

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 +21.2/30.0
• ARV discount +14.1/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

Key facts

• Nice backyard
• Custom built
• 2 garage spots

Tags

• CUSTOM BUILT
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.0% vs local median 5.8% in Freeport — 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 72/100 on livability (#302 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, commute F, employment F.
• Pearl City CUSD 200 (rural): math 35% / reading 33% proficiency, ranked #191 of 620 in IL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 206 active listings in the ZIP; 7 units permitted in Stephenson 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.
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 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.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1964 — 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. 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: 1.14% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $134,608
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2585 S Van Brocklyn Rd	0.00mi	3/1.5	1,432 (0%)	1mo	$115,000	$80	99
2338 S Van Brocklyn Rd	0.18mi	3/1.0	1,492 (+4%)	16mo	$139,900	$94	70

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,989
• Equity at exit: $17,147

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,934
• 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 61032

• Home prices YoY: -19.5%
• Active inventory: 206
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $166

Break-even live

Break-even rent $1,100

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $231	-5% $199	+0% $166	+5% $134	+10% $101
Rent	-10% $63	-5% $114	+0% $166	+5% $218	+10% $270
Rate	-1.0pp $224	-0.5pp $195	base $166	+0.5pp $136	+1.0pp $106

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: —

Listing history 5 events

1. 2026-05-13
   soldstatus $115,000 Closed 183-char remark

   Show marketing remark (183 chars)

   Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

2. 2026-03-11
   status Pending 183-char remark

   Show marketing remark (183 chars)

   Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

3. 2026-03-11
   status Pending

   Show marketing remark (183 chars)

   Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

4. 2026-03-03
   listed $115,000 Active 183-char remark

   Show marketing remark (183 chars)

   Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

5. 2026-03-03
   listed $115,000 Active

   Show marketing remark (183 chars)

   Make this home yours. This home needs some TLC. With a great vison it can be your forever home. Come and check it out. Custom built back in the 1960s. Nice backyard and in the county.

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,726
• − Mortgage interest: −$6,442
• − Property taxes: −$2,618
• − Insurance: −$575
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,345
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,938/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: Pearl City CUSD 200
• NCES district ID: 1731020
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 33% ▼ -15.00%
• Median HH income: $59,208
• Composite: 30.41/100
• National rank: #6247
• State rank: #191 of 620 in IL

Livability — Freeport

• Score: 72/100
• State rank: #302
• US rank: #5927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,072

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.75%
• Current HPI: 163.677
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-13 Sold (MLS) $115,000 NWIAR
• 2026-03-11 Pending — NWIAR
• 2026-03-11 Pending — MRED as Distributed by MLS Grid
• 2026-03-03 Listed $115,000 MRED as Distributed by MLS Grid
• 2026-03-03 Listed $115,000 NWIAR

Property tax history

+2.9%/yr

Latest (2024): $2,618 · +9.6% YoY. Source: county tax records.