1315 S Rotzler Ave · Freeport, IL 61032

$60,000

4 bd · 2.0 ba · 1,994 sqft · SingleFamily · 36 Days on market

Built 1897 0.31 ac lot $30/sqft · 13% below area Est $69k · 13% under ↓ 14% since listing

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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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this spacious approximately 2,000 square foot home offering 4 bedrooms, flexible living space, and a huge fenced backyard. Bring your ideas and enjoy the chance to build equity while creating a home that fits your style and needs. This home features generous room sizes throughout, providing plenty of space for everyday living, entertaining, or work-from-home flexibility. The layout includes four bedrooms plus an adjoining office/flex room connected to Bedroom 1, ideal for a nursery, home office, sitting room, or hobby space. A main-floor bedroom (Bedroom 4) and full bath on the main level offer excellent options for main-floor living, guests, or multi-generational needs. A second full bath is located upstairs. Outside, the huge backyard provides room for pets, gardening, outdoor entertaining, or play space. The oversized 24' x 26' garage offers additional room for vehicles, storage, workshop space, or hobbies. With extra parking space as well. A great opportunity for buyers looking for space, flexibility, and potential to make a home their own.

Key facts

• Adjoining office
• Extra parking space
• Main-floor bedroom

Tags

• HUGE FENCED BACKYARD
• FLEXIBLE LIVING SPACE
• MAIN-FLOOR BEDROOM
• ADJOINING OFFICE
• EXTRA PARKING SPACE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); 2 parking spaces / 2 garage spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 2 stories; Built over 100 years ago; Entry/main living areas on main level
• Construction: Aluminum siding; Asphalt roof; Built before 1978
• Exterior features: Lot approximately between 0.25 and 0.49 acre; Lot dimensions approximately 112 x 120

Interior

• Kitchen: Kitchen on main level (15 x 12)
• Bedrooms: 4 bedrooms total; Master bedroom on second floor (13 x 12); Bedroom on main level (13 x 10); Second-floor bedroom (13 x 11); Second-floor bedroom (11 x 11)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Separate dining room; Unfinished full basement; 8 total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: commute F, employment F.
• Freeport SD 145 (town): math 11% / reading 12% proficiency, ranked #565 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blackhawk Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 307 students, 0% FRL); Freeport Middle School (math 6% / reading 7%, grade F, #632 of 665 statewide, top 95%, 485 students, 0% FRL); Freeport High School (math 11% / reading 18%, grade F, #479 of 693 statewide, top 71%, 1,080 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 197 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.49% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.26%
• DSCR: 3.06
• GRM: 3.3

CMA / ARV

• ARV (median comp): $68,948
• List price: $60,000
• Delta: -12.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 S Carroll Ave	0.40mi	3/1.5 (-1)	1,980 (-1%)	2mo	$95,000	$48	72
708 E Iroquois St	0.56mi	4/1.0	1,983 (-1%)	2mo	$34,000	$17	67
1231 S Float Ave	0.08mi	3/1.0 (-1)	1,734 (-13%)	1mo	$43,000	$25	64
1020 S Oak Ave	0.52mi	5/2.0 (+1)	2,104 (+6%)	3mo	$38,550	$18	59
105 W Empire St	0.39mi	4/1.5	1,809 (-9%)	8mo	$139,900	$77	58
19 E Pershing St	0.36mi	3/2.0 (-1)	1,784 (-10%)	6mo	$53,025	$30	56
603 S Galena Ave	0.64mi	4/1.0	2,075 (+4%)	5mo	$27,000	$13	55
482 S Float Ave	0.59mi	4/1.5	1,736 (-13%)	1mo	$85,000	$49	48
1427 S Blackhawk	0.73mi	3/1.0 (-1)	1,892 (-5%)	1mo	$138,000	$73	48
25 W Pleasant St	0.61mi	4/1.0	1,788 (-10%)	8mo	$28,000	$16	44
9 W Washington St	0.72mi	5/2.0 (+1)	2,120 (+6%)	9mo	$40,000	$19	43
1437 S Walnut Ave	0.57mi	3/1.5 (-1)	1,700 (-15%)	1mo	$153,000	$90	41

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: 43.6%
• Equity multiple: 2.88×
• Total profit: $31,624
• Equity at exit: $8,946

10-year hold

• IRR: 49.6%
• Equity multiple: 5.82×
• Total profit: $81,040
• Equity at exit: $5,188

Cash invested: $16,800 (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: 197
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$315
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $648

Break-even live

Break-even rent $674

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Prospect Ter Freeport, IL	4.0	2.0	2560	$1,525	$0.60	21d	1	0.31mi
434 1/2 S State Ave Freeport, IL	3.0	2.0	2544	$1,595	$0.63	43d	1	0.68mi
742 W Homer St Freeport, IL	3.0	1.0	1434	$1,325	$0.92	43d	1	1.12mi
320 W Clark St Freeport, IL	4.0	1.0	1509	$1,395	$0.92	43d	1	1.20mi
435 N Apple Ave Freeport, IL	4.0	2.0	1500	$1,450	$0.97	43d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $60,000 Active 36 DOM
2. 2026-06-17
   days on market $60,000 Active 35 DOM
3. 2026-06-16
   days on market $60,000 Active 34 DOM
4. 2026-06-15
   days on market $60,000 Active 33 DOM
5. 2026-06-13
   days on market $60,000 Active 31 DOM
6. 2026-06-12
   days on market $60,000 Active 30 DOM
7. 2026-06-09
   days on market $60,000 Active 27 DOM
8. 2026-06-08
   days on market $60,000 Active 26 DOM
9. 2026-06-07
   days on market $60,000 Active 25 DOM
10. 2026-06-07
    days on market $60,000 Active 24 DOM
11. 2026-06-04
    days on market $60,000 Active 21 DOM
12. 2026-06-02
    days on market $60,000 Active 20 DOM
13. 2026-06-01
    days on market $60,000 Active 19 DOM
14. 2026-05-31
    days on market $60,000 Active 18 DOM
15. 2026-05-31
    pricedays on market $60,000 Active 17 DOM
16. 2026-05-12
    listed $70,000 Active 1082-char remark
17. 2026-05-08
    listed $70,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Opportunity awaits in this spacious approximately 2,000 square foot home offering 4 bedrooms, flexible living space, and a huge fenced backyard. Bring your ideas and enjoy the chance to build equity while creating a home that fits your style and needs. This home features generous room sizes throughout, providing plenty of space for everyday living, entertaining, or work-from-home flexibility. The layout includes four bedrooms plus an adjoining office/flex room connected to Bedroom 1, ideal for a nursery, home office, sitting room, or hobby space. A main-floor bedroom (Bedroom 4) and full bath on the main level offer excellent options for main-floor living, guests, or multi-generational needs. A second full bath is located upstairs. Outside, the huge backyard provides room for pets, gardening, outdoor entertaining, or play space. The oversized 24' x 26' garage offers additional room for vehicles, storage, workshop space, or hobbies. With extra parking space as well. A great opportunity for buyers looking for space, flexibility, and potential to make a home their own.

18. 2008-09-04
    historical
19. 2008-08-11
    price
20. 2008-08-04
    price
21. 2008-07-02
    listed

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 3/10 Moderate 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: $17,923
• − Mortgage interest: −$3,361
• − Property taxes: −$2,311
• − Insurance: −$300
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$1,745
• Taxable income: $7,338
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $6,011/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: Freeport SD 145
• NCES district ID: 1715900
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $39,803
• Composite: 9.89/100
• National rank: #9821
• State rank: #565 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

• Census place: Freeport, IL
• 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

-14.3% since first listed

8 events — show timeline

• 2026-05-30 Price Changed $60,000 NWIAR
• 2026-05-30 Price Changed $60,000 MRED as Distributed by MLS Grid
• 2026-05-12 Listed $70,000 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $70,000 NWIAR
• 2008-09-04 Listing Removed — MRED as Distributed by MLS Grid
• 2008-08-11 Price Changed — MRED as Distributed by MLS Grid
• 2008-08-04 Price Changed — MRED as Distributed by MLS Grid
• 2008-07-02 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $2,311 · +12.0% YoY. Source: county tax records.