1614 Fairview (sbr) Ct · Rockford, IL 61107

$225,000

3 bd · 1.5 ba · 1,736 sqft · SingleFamily

Built 1938 8,276 sqft lot Est $219k · at est.

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +6.2/15.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The seller has multiple offers. Please submit highest and best by 8AM Monday Morning. CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms& full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties.Furnace 2019

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

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: C Henry Bloom Elem School (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 410 students, 0% FRL); Eisenhower Middle School (math 9% / reading 17%, grade F, #540 of 665 statewide, top 82%, 961 students, 0% FRL); Guilford High School (math 15% / reading 28%, grade F, #345 of 693 statewide, top 50%, 2,071 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 (+5.9%/yr); 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $185k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1938 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $218,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Fairview (sbr) Ct	0.00mi	3/1.5	1,736 (0%)	1mo	$230,500	$133	99
2920 Buckingham Dr	0.07mi	3/1.5	1,734 (-0%)	5mo	$200,000	$115	93
1111 Luther Ave Ave	0.32mi	3/1.0	1,752 (+1%)	3mo	$180,000	$103	79
1011 Lundvall Ave	0.59mi	3/1.5	1,748 (+1%)	4mo	$219,900	$126	67
3618 Belvoir Dr	0.68mi	3/2.0	1,779 (+2%)	1mo	$325,000	$183	61
731 James Ave	0.68mi	4/1.5 (+1)	1,712 (-1%)	2mo	$148,000	$86	60
731 James Ave	0.68mi	4/1.5 (+1)	1,712 (-1%)	2mo	$148,000	$86	60
3712 Pinecrest Rd	0.53mi	4/2.0 (+1)	1,820 (+5%)	2mo	$265,000	$146	58
2615 Brendenwood Rd	0.37mi	3/1.5	1,977 (+14%)	4mo	$184,000	$93	57
3504 Brendenwood Rd	0.40mi	3/1.5	1,500 (-14%)	3mo	$183,000	$122	56
1708 Parkview	0.54mi	3/2.5	1,956 (+13%)	2mo	$305,000	$156	48
3704 Corbridge Ln	0.73mi	3/2.5	1,856 (+7%)	3mo	$234,900	$127	48

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-22,796
• Equity at exit: $33,548

10-year hold

• IRR: 3.7%
• Equity multiple: 1.31×
• Total profit: $19,387
• Equity at exit: $19,454

Cash invested: $63,000 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$435 /mo · $5,214/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $104

Break-even live

Break-even rent $2,162

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $231	-5% $167	+0% $104	+5% $40	+10% $-24
Rent	-10% $-78	-5% $13	+0% $104	+5% $194	+10% $285
Rate	-1.0pp $217	-0.5pp $161	base $104	+0.5pp $45	+1.0pp $-14

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4719 Illinois St Loves Park, IL	3.0	1.0	1188	$1,600	$1.35	15d	1	1.16mi
4300 Eastridge Dr Unit 1 Rockford, IL	3.0	2.0	1500	$1,575	$1.05	15d	1	1.23mi
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	15d	1	1.36mi

Listing history 18 events

1. 2022-04-25
   soldstatus $185,000 Closed 1045-char remark

   Show marketing remark (967 chars)

   CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms & full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties. Furnace 2019

2. 2022-04-25
   soldstatus $185,000 967-char remark

   Show marketing remark (967 chars)

   CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms & full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties. Furnace 2019

3. 2022-03-22
   status Pending 1045-char remark

   Show marketing remark (1045 chars)

   The seller has multiple offers. Please submit highest and best by 8AM Monday Morning. CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms& full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties.Furnace 2019

4. 2022-03-18
   status Active 1045-char remark

   Show marketing remark (1045 chars)

   The seller has multiple offers. Please submit highest and best by 8AM Monday Morning. CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms& full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties.Furnace 2019

5. 2022-03-18
   price $185,000 1045-char remark

   Show marketing remark (1045 chars)

   The seller has multiple offers. Please submit highest and best by 8AM Monday Morning. CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms& full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties.Furnace 2019

6. 2022-02-21
   status Pending 1045-char remark

   Show marketing remark (1045 chars)

   The seller has multiple offers. Please submit highest and best by 8AM Monday Morning. CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms& full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties.Furnace 2019

7. 2022-02-18
   listed $199,000 Active 1045-char remark

   Show marketing remark (967 chars)

   CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms & full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties. Furnace 2019

8. 2022-02-18
   listed $185,000 967-char remark

   Show marketing remark (967 chars)

   CHARM AND CHARACTER ABOUND IN THIS QUAINT TWO-STORY HOME JUST OFF HIGHCREST ROAD. You don't need to worry about any outside maintenance with a brand new roof and gutters in 2020. The inside of this home is delightful with gorgeous hardwood flooring throughout, a mostly neutral color palette, some arched doorways, 6 panel doors, and white trim & crown molding. The living room features a wood burning fireplace flanked by 2 windows. There is a formal dining room with numerous windows and a stylish light fixture that adds to the beauty of the room. The kitchen is spacious with white cabinets & white appliances and with a butlers pantry just off the kitchen and a half bathroom. Three large bedrooms & full bath upstairs, including the master with walk in closet. Partially finished lower level. 2 car detached garage. READY TO MOVE IN AND ENJOY! New windows 2020, Water proofing and new sump pump all with transferrable warranties. Furnace 2019

9. 2018-08-27
   soldstatus $107,500
10. 2018-08-22
    soldstatus $107,500 Closed Sale
11. 2018-08-22
    soldstatus $107,500
12. 2018-07-31
    status Pending
13. 2018-07-27
    listed $105,000 New
14. 2018-07-27
    listed $105,000
15. 2004-12-09
    soldstatus $128,900
16. 2000-06-26
    soldstatus $103,000
17. 1992-04-03
    soldstatus $78,000
18. 1992-04-03
    soldstatus $78,000

ⓘ 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: $5,214 · $435/mo
• Projected year-2 tax: $5,214 · $435/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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,522
• − Mortgage interest: −$12,603
• − Property taxes: −$5,214
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$6,545
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,812/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): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• 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

+137.2% since first listed

18 events — show timeline

• 2022-04-25 Sold (MLS) $185,000 NWIAR
• 2022-04-25 Sold (MLS) $185,000 MRED as Distributed by MLS Grid
• 2022-03-22 Pending — MRED as Distributed by MLS Grid
• 2022-03-18 Relisted — MRED as Distributed by MLS Grid
• 2022-03-18 Price Changed $185,000 MRED as Distributed by MLS Grid
• 2022-02-21 Pending — MRED as Distributed by MLS Grid
• 2022-02-18 Listed $185,000 NWIAR
• 2022-02-18 Listed $199,000 MRED as Distributed by MLS Grid
• 2018-08-27 Sold (Public Records) $107,500 Public Records
• 2018-08-22 Sold (MLS) $107,500 MRED as Distributed by MLS Grid
• 2018-08-22 Sold (MLS) $107,500 NWIAR
• 2018-07-31 Pending — MRED as Distributed by MLS Grid
• 2018-07-27 Listed $105,000 MRED as Distributed by MLS Grid
• 2018-07-27 Listed $105,000 NWIAR
• 2004-12-09 Sold (Public Records) $128,900 Public Records
• 2000-06-26 Sold (Public Records) $103,000 Public Records
• 1992-04-03 Sold (Public Records) $78,000 Public Records
• 1992-04-03 Sold (Public Records) $78,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $5,214 · -6.7% YoY. Source: county tax records.