2236 17th Ave · Rockford, IL 61104

$124,900

2 bd · 1.5 ba · 1,646 sqft · SingleFamily · 9 Days on market

Built 1925 6,098 sqft lot Est $135k · 7% under

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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 +20.4/30.0
• ARV discount +10.9/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Rent growth +4.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into the timeless charm of this full-brick 1.5-story Craftsman home filled with character, warmth, and classic craftsmanship. Featuring 2 bedrooms and 1.5 baths, this property blends vintage appeal with solid construction and room to make it your own. Beautiful hardwood floors, newer carpet, natural oak woodwork, and oversized windows framed in rich wood create a bright, welcoming atmosphere throughout. Living and dining rooms are connected by glass-front built-in cabinets, adding both elegance and functionality. Crown molding, oversized baseboards, and solid interior doors showcase the quality rarely found in today’s homes. Spacious kitchen offers ample cabinetry and plenty of r

Key facts

• Full brick
• Craftsman home
• Natural oak woodwork

Tags

• FULL BRICK
• CRAFTSMAN HOME
• HARDWOOD FLOORS
• NATURAL OAK WOODWORK
• OVERSIZED WINDOWS
• GLASS-FRONT BUILT-IN CABINETS

Property features AI

Exterior

• Parking: Detached concrete garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One story; Below-grade finished area included (approx. 300)
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Hot water heating
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.8% vs local median 6.1% in Rockford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+9.7%/yr); 67 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $1,394/mo this rent would consume 50% of the median local household income ($34k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1925 — 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: 1.12% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $134,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2342 17th Ave	0.12mi	3/1.0 (+1)	1,726 (+5%)	1mo	$167,000	$97	78
1726 15th Ave	0.47mi	2/1.0	1,617 (-2%)	6mo	$82,500	$51	68
1910 25th St	0.52mi	3/2.0 (+1)	1,601 (-3%)	2mo	$205,000	$128	63
1123 16th St	0.43mi	3/1.0 (+1)	1,758 (+7%)	0mo	$125,000	$71	61
1811 Oregon Ave	0.63mi	2/2.0	1,770 (+8%)	3mo	$199,500	$113	53
1024 21st St	0.48mi	3/2.0 (+1)	1,518 (-8%)	6mo	$168,000	$111	52
1913 18th Ave	0.34mi	3/2.0 (+1)	1,470 (-11%)	9mo	$78,500	$53	52
1610 Parmele St	0.68mi	2/1.0	1,776 (+8%)	3mo	$78,500	$44	51
1015 13th St	0.61mi	3/2.0 (+1)	1,764 (+7%)	7mo	$144,900	$82	46
1615 15th Ave	0.57mi	3/1.0 (+1)	1,451 (-12%)	1mo	$149,000	$103	46
922 24th St	0.68mi	2/2.0	1,803 (+10%)	7mo	$137,000	$76	45
2338 22nd St	0.60mi	3/3.0 (+1)	1,855 (+13%)	5mo	$80,000	$43	35

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,502
• Equity at exit: $18,623

10-year hold

• IRR: 12.9%
• Equity multiple: 2.28×
• Total profit: $44,894
• Equity at exit: $10,799

Cash invested: $34,972 (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 61104

• Home prices YoY: -21.4%
• Rents YoY: 9.7%
• Active inventory: 67
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$655
• Tax from tax record: −$233 /mo · $2,790/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $162

Break-even live

Break-even rent $1,189

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	13d	1	0.37mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	13d	1	0.66mi
708 29th St Rockford, IL	3.0	2.0	1800	$1,600	$0.89	20d	1	1.01mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	13d	1	1.03mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	43d	1	1.08mi
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	43d	1	1.14mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	43d	1	1.19mi
2723 Silent Wood Trl Unit 2735-7 Rockford, IL	3.0	1.5	1050	$1,310	$1.25	20d	1	1.46mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $124,900 Pending 9 DOM
2. 2026-06-10
   days on market $124,900 Active 8 DOM
3. 2026-06-09
   days on market $124,900 Active 7 DOM
4. 2026-06-08
   days on market $124,900 Active 6 DOM
5. 2026-06-07
   statusdays on market $124,900 Active 5 DOM
6. 2026-06-02
   status $124,900 Pending 4 DOM
7. 2026-06-01
   days on market $124,900 Active 4 DOM
8. 2026-05-31
   days on market $124,900 Active 3 DOM
9. 2026-05-30
   days on market $124,900 Active 2 DOM
10. 2026-05-28
    listed $124,900 Active
11. 2013-12-12
    soldstatus $59,000
12. 1998-06-17
    soldstatus $64,500
13. 1991-06-25
    soldstatus $58,000
14. 1991-06-25
    soldstatus $58,000

ⓘ 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: $2,790 · $233/mo
• Projected year-2 tax: $2,813 · $234/mo
• Expected delta: +$22/yr (+$2/mo · 0.8%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,729
• − Mortgage interest: −$6,996
• − Property taxes: −$2,790
• − Insurance: −$624
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,633
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,939/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): 17,222
• Household income: $33,772
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 1406.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 26% Black 25% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Philippines
• Languages at home: 74% English-only · Spanish 18% Other Asian/Pacific 3% 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: ▼ -63.40%
• Current HPI: 233.0219
• Rent YoY: ▲ 9.67%
• 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

+115.3% since first listed

5 events — show timeline

• 2026-05-28 Listed $124,900 NWIAR
• 2013-12-12 Sold (Public Records) $59,000 Public Records
• 1998-06-17 Sold (Public Records) $64,500 Public Records
• 1991-06-25 Sold (Public Records) $58,000 Public Records
• 1991-06-25 Sold (Public Records) $58,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $2,790 · +3.5% YoY. Source: county tax records.