9960 Bitterroot Rd · Roscoe, IL 61073

$499,900

8 bd · 4.0 ba · — sqft · MultiFamily · 72 Days on market

Built 1980 ↓ 5% since listing

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well-maintained 4-unit ranch-style apartment building in the highly sought-after Kinnikinnick/Hononegah School District. Each unit features 2 bedrooms, 1 bathroom, kitchen, living room, and a full basement with laundry hookups. All-brick exterior with newer roof and windows. Two units fully remodeled in 2025. Separate utilities for each unit, including four electric water heaters. Appliances include Refrigerator, Dishwasher, Stove and Exhaust Fan in each unit. Blacktop driveway with parking for up to 8 vehicles. Currently on well and septic, with public water and sewer available at the road. Additional lot included (see separate parcel). Solid investment opportunity with strong rental appea

Key facts

• Newer roof
• Full basement
• Newer windows

Tags

• KINNIKINNICK SCHOOL DISTRICT
• FULL BASEMENT
• ALL-BRICK EXTERIOR
• NEWER ROOF
• NEWER WINDOWS
• FULLY REMODELED UNITS

Property features AI

Finance

• Financial info: Annual tax amount: $8,869

Exterior

• Parking: 8 parking spaces
• Home design: Residential income property; 3–4 unit building; Zoned RM
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Heating & cooling: Baseboard heating
• Interior features: Dishwasher; Refrigerator; Electric water heater; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive. Per door: $215/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $470k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Hononegah Chd High School (math 46% / reading 53%, grade D, #44 of 693 statewide, top 7%, 1,891 students, 0% FRL).
• Market conditions: 115 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k 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

• It's been on market 72 days — a 6% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 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 $469,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-26,175
• Equity at exit: $74,537

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $48,165
• Equity at exit: $43,222

Cash invested: $139,972 (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 61073

• Home prices YoY: -34.5%
• Active inventory: 115
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $5,551 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$697 /mo · $8,359/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,166
• Net cashflow: $859

Break-even live

Break-even rent $4,464

Max offer price $499,900

Occupancy floor 80%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,552
Total (4 units)			$5,551

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $499,900 Active 72 DOM
2. 2026-06-18
   days on market $499,900 Active 71 DOM
3. 2026-06-17
   days on market $499,900 Active 70 DOM
4. 2026-06-16
   days on market $499,900 Active 69 DOM
5. 2026-06-15
   days on market $499,900 Active 68 DOM
6. 2026-06-14
   days on market $499,900 Active 66 DOM
7. 2026-06-13
   days on market $499,900 Active 65 DOM
8. 2026-06-10
   days on market $499,900 Active 63 DOM
9. 2026-06-09
   days on market $499,900 Active 62 DOM
10. 2026-06-08
    days on market $499,900 Active 61 DOM
11. 2026-06-07
    days on market $499,900 Active 60 DOM
12. 2026-06-03
    days on market $499,900 Active 56 DOM
13. 2026-06-02
    days on market $499,900 Active 55 DOM
14. 2026-06-01
    days on market $499,900 Active 54 DOM
15. 2026-05-31
    days on market $499,900 Active 53 DOM
16. 2026-05-30
    days on market $499,900 Active 52 DOM
17. 2026-05-07
    status Active
18. 2026-04-28
    status Pending
19. 2026-04-21
    price $499,900
20. 2026-04-09
    historical
21. 2026-03-30
    listed $525,000 Active

ⓘ 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: $8,359 · $697/mo
• Projected year-2 tax: $9,853 · $821/mo
• Expected delta: +$1,494/yr (+$125/mo · 17.9%)

ⓘ 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 2/10 Low 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,612
• − Mortgage interest: −$28,002
• − Property taxes: −$8,359
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,329
• − Management: −$5,329
• − Depreciation: −$14,543
• Taxable income: $2,551
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $9,694/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

• Census place: Roscoe, IL
• 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

-4.8% since first listed

5 events — show timeline

• 2026-05-07 Relisted — NWIAR
• 2026-04-28 Pending — NWIAR
• 2026-04-21 Price Changed $499,900 NWIAR
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-30 Listed $525,000 NWIAR

Property tax history

+3.0%/yr

Latest (2024): $8,359 · +6.5% YoY. Source: county tax records.