2021 Loomis St · Rockford, IL 61102

$85,000

3 bd · 1.5 ba · 1,634 sqft · SingleFamily · 16 Days on market

Built 1950 7,841 sqft lot Est $119k · 29% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3 bedroom, 1.5 bath ranch home offering plenty of space and potential! The main level features a functional layout along with a large bonus room addition at the back of the home perfect for a family room, recreation space, home office, or entertaining area. The partially finished basement provides additional living space and storage options, while the detached 1.5 car garage offers convenience and extra room for tools and equipment. Outside enjoy the partially fenced backyard, ideal for pets, play, or relaxing outdoors. This property is being sold As-Is and is available to cash or conventional financing buyers only. Whether you're looking for your next home or a

Key facts

• Bonus room addition
• Detached garage
• 7,841 sq ft lot

Tags

• BONUS ROOM ADDITION
• PARTIALLY FINISHED BASEMENT
• DETACHED GARAGE
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage (1.5 spaces)
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); Residential property
• Construction: Below-grade finished area included (approximately 600)
• Exterior features: Shingle roof; Public water; Public sewer

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished full basement; Security system
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Rockford Envrnmntl Science Acad (math 0% / reading 7%, grade F, #652 of 665 statewide, top 98%, 1,051 students, 0% FRL); Jefferson High School (math 3% / reading 9%, grade F, #608 of 693 statewide, top 88%, 2,114 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: 69 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.78% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $119,282
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Foster Ct	0.12mi	3/1.0	1,595 (-2%)	8mo	$120,000	$75	82
1835 Hulin St	0.13mi	3/1.5	1,485 (-9%)	24mo	$91,000	$61	59
1027 Knowlton St	0.66mi	3/1.5	1,762 (+8%)	14mo	$125,000	$71	45
2123 Maxine Ln	0.74mi	4/2.5 (+1)	1,600 (-2%)	11mo	$255,000	$159	44
803 Plaisance Ave	0.67mi	2/2.0 (-1)	1,624 (-1%)	22mo	$123,000	$76	42
1212 Holland St	0.67mi	3/2.0	1,473 (-10%)	13mo	$96,000	$65	40
1221 Rose Ave	0.58mi	3/1.5	1,411 (-14%)	14mo	$147,000	$104	39
845 Vista Ter	0.61mi	4/1.0 (+1)	1,752 (+7%)	16mo	$55,000	$31	39
2911 Preston St	0.73mi	4/2.0 (+1)	1,411 (-14%)	11mo	$103,000	$73	27

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $24,101
• Equity at exit: $12,674

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $69,845
• Equity at exit: $7,349

Cash invested: $23,800 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 69
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $594

Break-even live

Break-even rent $762

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $642	-5% $618	+0% $594	+5% $570	+10% $546
Rent	-10% $475	-5% $534	+0% $594	+5% $654	+10% $714
Rate	-1.0pp $637	-0.5pp $616	base $594	+0.5pp $572	+1.0pp $550

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	44d	1	0.88mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	14d	1	0.88mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	44d	1	1.03mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	14d	1	1.03mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	44d	1	1.08mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	44d	1	1.16mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	1.24mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	14d	1	1.29mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	44d	1	1.40mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	44d	1	1.42mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	44d	1	1.43mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	1.45mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	44d	1	1.48mi

Listing history 13 events

1. 2026-06-17
   status $85,000 Pending 16 DOM
2. 2026-06-17
   days on market $85,000 Active 16 DOM
3. 2026-06-16
   days on market $85,000 Active 15 DOM
4. 2026-06-15
   days on market $85,000 Active 14 DOM
5. 2026-06-14
   days on market $85,000 Active 12 DOM
6. 2026-06-13
   pricedays on market $85,000 Active 11 DOM
7. 2026-06-10
   days on market $90,000 Active 9 DOM
8. 2026-06-09
   days on market $90,000 Active 8 DOM
9. 2026-06-08
   days on market $90,000 Active 7 DOM
10. 2026-06-07
    days on market $90,000 Active 6 DOM
11. 2026-06-03
    days on market $90,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $90,000 Active 1 DOM

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,691 · $141/mo
• Expected delta: +$238/yr (+$20/mo · 16.4%)

ⓘ 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: $18,174
• − Mortgage interest: −$4,761
• − Property taxes: −$1,453
• − Insurance: −$425
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,473
• Taxable income: $6,154
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $5,653/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
• City population: 147,297
• Population (ZIP): 16,620

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 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• 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

+127.8% since first listed

7 events — show timeline

• 2026-06-01 Listed $90,000 NWIAR
• 2023-06-30 Sold (Public Records) $65,000 Public Records
• 2013-09-16 Sold (Public Records) $155,000 Public Records
• 2008-05-23 Sold (Public Records) $36,000 Public Records
• 1998-08-11 Sold (Public Records) $53,000 Public Records
• 1996-09-20 Sold (Public Records) $39,500 Public Records
• 1996-09-20 Sold (Public Records) $39,500 Public Records

Property tax history

-1.2%/yr

Latest (2024): $1,453 · +50.2% YoY. Source: county tax records.