1915 Quincy St · Rockford, IL 61103

$110,000

3 bd · 1.5 ba · 848 sqft · SingleFamily · 36 Days on market

Built 1900 4,792 sqft lot $130/sqft · 10% above area Est $100k · 10% over

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Why this score? — see what drove the C- 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming recently renovated 1 bed, 1 bath home offering ample living space and thoughtful updates throughout. Features include a versatile bonus room perfect for a home office, guest space, or hobby area, plus a fully fenced yard ideal for pets, entertaining, or relaxing outdoors. Move-in ready with modern touches while maintaining cozy charm!"

Key facts

• Versatile bonus room
• Fully fenced yard
• 4,792 sq ft lot

Tags

• VERSATILE BONUS ROOM
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: Annual property tax approximately $2,014

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One story
• Construction: House
• Exterior features: Shingle roof; Public water; Public sewer; Lot approximately 0.11 acres

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+8.1%/yr); 103 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (median comp): $100,001
• List price: $110,000
• Delta: 10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Carney Ave	0.23mi	2/1.0 (-1)	894 (+5%)	0mo	$50,000	$56	73
1807 Bell Ave	0.36mi	3/1.0	820 (-3%)	4mo	$139,900	$171	72
2308 Ridge Ave	0.26mi	3/1.0	915 (+8%)	9mo	$105,000	$115	65
1707 Carney Ave	0.25mi	2/1.0 (-1)	774 (-9%)	3mo	$71,000	$92	64
1707 Carney Ave	0.25mi	2/1.0 (-1)	774 (-9%)	3mo	$71,000	$92	64
2011 Overdene Ave	0.66mi	3/1.0	875 (+3%)	1mo	$132,000	$151	61
2011 Overdene Ave	0.66mi	3/1.0	875 (+3%)	1mo	$132,000	$151	61
2804 Gladstone Ave	0.66mi	3/1.0	864 (+2%)	7mo	$105,000	$122	58
2912 Huffman Blvd	0.63mi	3/1.0	863 (+2%)	10mo	$114,900	$133	58
1520 Myott Ave	0.73mi	2/1.0 (-1)	850 (+0%)	9mo	$90,000	$106	51
2928 Ridgeway Ave	0.73mi	3/1.0	936 (+10%)	10mo	$119,900	$128	38
2916 Kenmore Ave	0.71mi	2/1.0 (-1)	759 (-10%)	8mo	$125,000	$165	36

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,449
• Equity at exit: $16,401

10-year hold

• IRR: 17.5%
• Equity multiple: 2.79×
• Total profit: $55,177
• Equity at exit: $9,511

Cash invested: $30,800 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 103
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$577
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $241

Break-even live

Break-even rent $1,001

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $303	-5% $272	+0% $241	+5% $210	+10% $179
Rent	-10% $138	-5% $189	+0% $241	+5% $292	+10% $344
Rate	-1.0pp $296	-0.5pp $269	base $241	+0.5pp $212	+1.0pp $183

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	44d	1	0.39mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	14d	1	0.47mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	14d	1	0.48mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	44d	1	0.52mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	0.58mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	0.64mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	22d	1	0.64mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	0.64mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	0.64mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	44d	1	0.70mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	22d	1	0.79mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	14d	4	0.93mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	0.99mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	14d	1	1.00mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	22d	1	1.05mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,399	$1.65	14d	1	1.26mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	44d	1	1.26mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	22d	1	1.29mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	14d	1	1.31mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	22d	1	1.34mi

Listing history 29 events

1. 2026-06-19
   days on market $110,000 Active 36 DOM
2. 2026-06-18
   days on market $110,000 Active 35 DOM
3. 2026-06-17
   days on market $110,000 Active 34 DOM
4. 2026-06-16
   days on market $110,000 Active 33 DOM
5. 2026-06-15
   days on market $110,000 Active 32 DOM
6. 2026-06-14
   days on market $110,000 Active 30 DOM
7. 2026-06-13
   days on market $110,000 Active 29 DOM
8. 2026-06-10
   days on market $110,000 Active 27 DOM
9. 2026-06-09
   days on market $110,000 Active 26 DOM
10. 2026-06-08
    days on market $110,000 Active 25 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 24 DOM
12. 2026-06-03
    days on market $120,000 Active 20 DOM
13. 2026-06-02
    days on market $120,000 Active 19 DOM
14. 2026-06-01
    days on market $120,000 Active 18 DOM
15. 2026-05-31
    days on market $120,000 Active 17 DOM
16. 2026-05-30
    days on market $120,000 Active 16 DOM
17. 2026-05-14
    listed $120,000 Active 345-char remark
18. 2026-05-13
    listed $120,000 Active 351-char remark

    Show marketing remark (351 chars)

    Charming recently renovated 1 bed, 1 bath home offering ample living space and thoughtful updates throughout. Features include a versatile bonus room perfect for a home office, guest space, or hobby area, plus a fully fenced yard ideal for pets, entertaining, or relaxing outdoors. Move-in ready with modern touches while maintaining cozy charm!"

19. 2023-05-18
    soldstatus $35,000 Closed

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

20. 2023-05-18
    soldstatus $35,000 Closed

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

21. 2023-05-09
    status Pending

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

22. 2023-05-09
    status Pending

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

23. 2023-05-08
    listed $35,000 Active

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

24. 2023-05-08
    listed $35,000 Active

    Show marketing remark (460 chars)

    Investor Alert!!! Cash only deal. Living room, dining and main floor kitchen along with small bonus room. Furnace 2009, Hot water heater 2019, and newer stove. Upstairs large landing area, full bath with shower (no tub) and 1 bedroom. House needs work, including roof. Known stool issue with water leak (may be the wax seal) Get the work done and move into profit! Either cash flow with rent or flip potential. AS is where is (all that you see is what you get)

25. 2004-04-22
    soldstatus $53,000
26. 1995-12-20
    soldstatus $41,000
27. 1995-12-20
    soldstatus $41,000
28. 1994-06-20
    soldstatus $18,000
29. 1994-06-20
    soldstatus $18,000

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,256 · $188/mo
• Expected delta: +$241/yr (+$20/mo · 12.0%)

ⓘ 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 ≥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: $15,666
• − Mortgage interest: −$6,162
• − Property taxes: −$2,014
• − Insurance: −$550
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,200
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,593/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

+511.1% since first listed

15 events — show timeline

• 2026-06-06 Price Changed $110,000 NWIAR
• 2026-06-06 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2026-05-14 Listed $120,000 NWIAR
• 2026-05-13 Listed $120,000 MRED as Distributed by MLS Grid
• 2023-05-18 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2023-05-18 Sold (MLS) $35,000 NWIAR
• 2023-05-09 Pending — NWIAR
• 2023-05-09 Pending — MRED as Distributed by MLS Grid
• 2023-05-08 Listed $35,000 MRED as Distributed by MLS Grid
• 2023-05-08 Listed $35,000 NWIAR
• 2004-04-22 Sold (Public Records) $53,000 Public Records
• 1995-12-20 Sold (Public Records) $41,000 Public Records
• 1995-12-20 Sold (Public Records) $41,000 Public Records
• 1994-06-20 Sold (Public Records) $18,000 Public Records
• 1994-06-20 Sold (Public Records) $18,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,014 · +3.8% YoY. Source: county tax records.