1710 Auburn St · Rockford, IL 61103

$90,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily · 10 Days on market

Built 1920 3,920 sqft lot $81/sqft · 17% below area Est $108k · 17% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Solid bungalow style brick ranch home with hardwood floors, fireplace, full unfinished basement and walkup attic with expansion potential. Needs updates. Great for investors or buyers looking to build equity. Property is being sold As-Is.

Key facts

• Expansion potential
• Walkup attic
• Bungalow style

Tags

• BUNGALOW STYLE
• HARDWOOD FLOORS
• FIREPLACE
• FULL UNFINISHED BASEMENT
• WALKUP ATTIC
• EXPANSION POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential house
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Wood-burning fireplace (1); Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.4% 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: R K Welsh Elem School (math 7% / reading 7%, grade F, #1,719 of 2,056 statewide, top 84%, 435 students, 0% FRL); West Middle School (math 3% / reading 11%, grade F, #627 of 665 statewide, top 95%, 849 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 (+8.1%/yr); 103 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1920 — 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: 1.27% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $108,193
• List price: $90,000
• Delta: -16.82%
• 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
1329 Boilvin Ave	0.36mi	2/1.0	1,131 (+2%)	7mo	$142,000	$126	75
1311 Grant Ave	0.13mi	3/1.0 (+1)	1,191 (+7%)	3mo	$99,000	$83	75
2018 Bruner St	0.44mi	3/1.0 (+1)	1,115 (+0%)	2mo	$102,000	$91	73
1705 N Church St	0.26mi	3/1.5 (+1)	1,056 (-5%)	0mo	$160,000	$152	72
912 King St	0.21mi	3/2.0 (+1)	1,180 (+6%)	6mo	$132,000	$112	66
618 Napoleon St	0.36mi	2/1.0	1,200 (+8%)	5mo	$115,000	$96	66
2012 Bruner St	0.42mi	3/1.5 (+1)	1,141 (+2%)	6mo	$115,000	$101	64
1816 N Winnebago St	0.46mi	2/1.0	1,009 (-9%)	6mo	$76,000	$75	57
717 Ellis Ave	0.75mi	2/1.0	1,040 (-7%)	1mo	$118,000	$113	54
2216 N Court St	0.56mi	3/1.0 (+1)	1,000 (-10%)	3mo	$125,000	$125	49
2031 Ridge Ave	0.48mi	3/1.5 (+1)	1,270 (+14%)	0mo	$175,000	$138	47
730 Woodlawn Ave	0.74mi	3/1.5 (+1)	1,232 (+11%)	2mo	$92,900	$75	39

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: 6.2%
• Equity multiple: 1.26×
• Total profit: $6,459
• Equity at exit: $13,419

10-year hold

• IRR: 19.8%
• Equity multiple: 3.08×
• Total profit: $52,525
• Equity at exit: $7,782

Cash invested: $25,200 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 103
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$472
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $235

Break-even live

Break-even rent $844

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	43d	1	0.10mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	43d	1	0.13mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	44d	1	0.13mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	21d	1	0.20mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	21d	1	0.35mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	13d	1	0.40mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	43d	1	0.52mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	13d	4	0.53mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	43d	1	0.53mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	43d	1	0.53mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	21d	1	0.56mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	13d	1	0.58mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	21d	1	0.63mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.64mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	43d	1	0.70mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	43d	1	0.71mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	43d	1	0.80mi
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	21d	1	1.03mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.06mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	1.06mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	43d	1	1.06mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.08mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	43d	1	1.08mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	43d	1	1.09mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	43d	1	1.19mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$999	$1.05	13d	1	1.28mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	43d	1	1.30mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	21d	1	1.33mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	1.35mi
226 S Main St Rockford, IL	1.0	1.0	1066	$1,560	$1.46	13d	3	1.36mi
1118 Revell Ave Unit 11182-R Rockford, IL	1.0	1.0	775	$895	$1.15	43d	1	1.42mi
222 N 5th St Unit 222-103 Rockford, IL	1.0	1.0	750	$875	$1.17	43d	1	1.42mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	43d	1	1.43mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	21d	1	1.43mi
150 N 9th St Unit 150-7 Rockford, IL	1.0	1.0	725	$925	$1.28	43d	1	1.45mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.47mi

Listing history 3 events

1. 2026-05-11
   status Pending 256-char remark
2. 2026-05-01
   listed $90,000 Active 256-char remark
3. 2000-07-07
   soldstatus $24,000

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: +$80/yr (+$7/mo · 4.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $13,692
• − Mortgage interest: −$5,041
• − Property taxes: −$1,883
• − Insurance: −$450
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,618
• Taxable income: $1,509
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,458/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): 22,869
• Household income: $51,161
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1402.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 13% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Portuguese 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -81.02%
• Current HPI: 215.8559
• Rent YoY: ▲ 8.11%
• 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

+275.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — NWIAR
• 2026-05-01 Listed $90,000 NWIAR
• 2000-07-07 Sold (Public Records) $24,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,883 · +3.8% YoY. Source: county tax records.