728 10th Ave · Rockford, IL 61104

$99,000

3 bd · 1.0 ba · 1,323 sqft · SingleFamily · 3 Days on market

Built 1920 6,098 sqft lot Est $118k · 16% 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 +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

Key facts

• Manageable yard
• Newer roof
• 2 staircases

Tags

• SPACIOUS LAYOUT
• BRIGHT LIVING AREAS
• 2 STAIRCASES
• 1 CAR GARAGE
• MANAGEABLE YARD
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Gas cooktop; Refrigerator; Washer; Dryer; Gas water heater; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-47 ($-561/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (8.3% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $91k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 11.3% 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: Constance Lane Elementary School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 573 students, 0% FRL); Abraham Lincoln Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 699 students, 0% FRL); Rockford East High School (math 7% / reading 13%, grade F, #528 of 693 statewide, top 82%, 1,718 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: Rents rising fast (+9.7%/yr); 69 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $1,344/mo this rent would consume 48% 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 $684 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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 $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,742 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.36% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $117,747
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 10th Ave	0.00mi	3/1.0	1,323 (0%)	1mo	$112,000	$85	100
1318 6th Ave	0.55mi	3/1.5	1,365 (+3%)	5mo	$125,000	$92	63
1233 4th Ave	0.58mi	3/1.5	1,298 (-2%)	8mo	$179,900	$139	61
1930 S 4th St	0.66mi	3/1.5	1,344 (+2%)	8mo	$120,000	$89	58
1231 16th Ave	0.60mi	4/1.0 (+1)	1,272 (-4%)	10mo	$90,000	$71	52
1306 Parmele St	0.63mi	3/2.0	1,209 (-9%)	1mo	$140,000	$116	51
2008 Kishwaukee St	0.69mi	2/1.0 (-1)	1,373 (+4%)	8mo	$95,000	$69	50
1433 5th Ave	0.72mi	3/1.0	1,232 (-7%)	6mo	$73,000	$59	49
1306 Magnolia St	0.60mi	4/2.5 (+1)	1,270 (-4%)	7mo	$165,000	$130	49
1304 Nelson Blvd	0.72mi	3/1.0	1,458 (+10%)	9mo	$176,000	$121	42
1618 Parmele St	0.73mi	4/1.5 (+1)	1,416 (+7%)	9mo	$120,000	$85	40
918 11th St	0.70mi	2/1.5 (-1)	1,134 (-14%)	8mo	$85,000	$75	29

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: -10.7%
• Equity multiple: 0.58×
• Total profit: $-11,634
• Equity at exit: $14,761

10-year hold

• IRR: 7.0%
• Equity multiple: 1.70×
• Total profit: $19,513
• Equity at exit: $8,560

Cash invested: $27,720 (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: 69
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$519
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$41
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-47

Break-even live

Break-even rent $1,403

Max offer price $90,742

Occupancy floor 98%

Sensitivity live

Price	-10% $9	-5% $-19	+0% $-47	+5% $-75	+10% $-103
Rent	-10% $-153	-5% $-100	+0% $-47	+5% $6	+10% $59
Rate	-1.0pp $3	-0.5pp $-22	base $-47	+0.5pp $-72	+1.0pp $-98

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	45d	1	0.27mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	22d	1	0.33mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	45d	1	0.33mi
1231 11th Ave Rockford, IL	4.0	1.0	1284	$1,450	$1.13	45d	1	0.39mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	45d	1	0.56mi
1351 7th Ave Rockford, IL	4.0	2.0	1040	$2,000	$1.92	45d	1	0.57mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	14d	1	0.80mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	45d	1	0.91mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	45d	1	0.92mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	45d	1	0.93mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	45d	1	0.94mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	45d	1	0.94mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	0.98mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	45d	1	0.98mi
1004 15th St Rockford, IL	4.0	1.5	1267	$1,450	$1.14	22d	1	1.02mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	45d	1	1.02mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	45d	1	1.06mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	45d	1	1.06mi
333 S Gardiner Ave Unit AVE2 Rockford, IL	4.0	1.0	1306	$1,600	$1.23	45d	1	1.07mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.14mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	14d	1	1.20mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	14d	1	1.20mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	14d	1	1.32mi

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $99,000 Active
3. 2024-04-25
   soldstatus $82,000
4. 2024-04-19
   soldstatus $82,000 Closed 402-char remark

   Show marketing remark (402 chars)

   Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

5. 2024-02-12
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

6. 2024-02-07
   price $82,000 402-char remark

   Show marketing remark (402 chars)

   Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

7. 2023-12-05
   price $85,000 402-char remark

   Show marketing remark (402 chars)

   Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

8. 2023-11-01
   listed $87,000 Active 402-char remark

   Show marketing remark (402 chars)

   Quaint 2 story 3-bedroom 1 bath home located close to schools, bus routes and shopping. beautiful hard wood floors in the main living areas and new carpet in the upstairs bedrooms. bathroom and kitchen have some recent updates. New furnace, new water heater , recent roof along with recent windows and doors throughout. Property is priced right and move in ready don't miss this one it won't last long.

9. 2002-09-10
   soldstatus $43,000
10. 1989-05-31
    soldstatus $44,000
11. 1989-05-31
    soldstatus $44,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$596/yr (+$50/mo · 56.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $16,132
• − Mortgage interest: −$5,546
• − Property taxes: −$1,055
• − Insurance: −$6,020
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,880
• Taxable loss: −$1,950
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $-93/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

+125.0% since first listed

11 events — show timeline

• 2026-05-11 Pending — NWIAR
• 2026-05-08 Listed $99,000 NWIAR
• 2024-04-25 Sold (Public Records) $82,000 Public Records
• 2024-04-19 Sold (MLS) $82,000 NWIAR
• 2024-02-12 Pending — NWIAR
• 2024-02-07 Price Changed $82,000 NWIAR
• 2023-12-05 Price Changed $85,000 NWIAR
• 2023-11-01 Listed $87,000 NWIAR
• 2002-09-10 Sold (Public Records) $43,000 Public Records
• 1989-05-31 Sold (Public Records) $44,000 Public Records
• 1989-05-31 Sold (Public Records) $44,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,055 · +3.5% YoY. Source: county tax records.