731 Napoleon St · Rockford, IL 61103

$70,000

4 bd · 1.5 ba · 1,645 sqft · SingleFamily · 41 Days on market

Built 1900 6,970 sqft lot $43/sqft · 37% below area Est $110k · 37% 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
• 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

Great investment opportunity in Rockford! This spacious two-story home offers tons of potential for investors, rehabbers, or buyers looking for a renovation project. Features include original hardwood floors, tall ceilings, classic character, a large front porch, and a full basement. Interior demo has already begun, giving the next owner a head start. Conveniently located near downtown, shopping, schools, and parks. Bring your vision and restore this home to its full potential!

Key facts

• Large front porch
• Full basement
• 6,970 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE FRONT PORCH
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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); 105 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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. 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?
7. 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.
8. 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.
9. 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: 2.28% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.93%
• DSCR: 2.73
• GRM: 3.7

CMA / ARV

• ARV (median comp): $110,401
• List price: $70,000
• Delta: -36.60%
• 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
1025 Grant Ave	0.17mi	4/1.5	1,680 (+2%)	1mo	$163,000	$97	88
1027 Grant Ave	0.17mi	4/2.0	1,700 (+3%)	0mo	$177,000	$104	84
706 John St	0.07mi	4/3.0	1,716 (+4%)	2mo	$230,000	$134	82
928 North Ave	0.08mi	4/1.0	1,482 (-10%)	1mo	$149,900	$101	77
928 North Ave	0.08mi	4/1.0	1,482 (-10%)	1mo	$149,900	$101	77
1520 Grant Ave	0.38mi	3/1.0 (-1)	1,658 (+1%)	3mo	$102,000	$62	71
330 King St	0.44mi	5/2.0 (+1)	1,680 (+2%)	5mo	$90,000	$54	64
1512 N Rockton Ave N	0.46mi	3/1.5 (-1)	1,549 (-6%)	3mo	$160,000	$103	61
1614 Grace St	0.53mi	3/2.0 (-1)	1,707 (+4%)	4mo	$151,000	$88	59
1428 North Ave	0.28mi	3/2.0 (-1)	1,435 (-13%)	1mo	$115,000	$80	58
1619 Grant Ave	0.46mi	3/1.5 (-1)	1,456 (-12%)	5mo	$158,000	$109	50
1902 Bruner St	0.54mi	3/1.5 (-1)	1,420 (-14%)	5mo	$85,000	$60	43

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: 41.4%
• Equity multiple: 2.92×
• Total profit: $37,684
• Equity at exit: $10,437

10-year hold

• IRR: 50.2%
• Equity multiple: 7.31×
• Total profit: $123,718
• Equity at exit: $6,052

Cash invested: $19,600 (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: 105
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$367
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $636

Break-even live

Break-even rent $788

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $676	-5% $656	+0% $636	+5% $616	+10% $596
Rent	-10% $510	-5% $573	+0% $636	+5% $699	+10% $762
Rate	-1.0pp $671	-0.5pp $654	base $636	+0.5pp $618	+1.0pp $599

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.39mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.95mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	45d	1	0.98mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	45d	1	1.10mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	1.21mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	1.27mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	45d	1	1.28mi
210 Irving Ave Rockford, IL	5.0	1.0	1202	$1,850	$1.54	45d	1	1.32mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 41 DOM
2. 2026-06-19
   days on market $70,000 Active 39 DOM
3. 2026-06-18
   days on market $70,000 Active 38 DOM
4. 2026-06-17
   days on market $70,000 Active 37 DOM
5. 2026-06-16
   days on market $70,000 Active 36 DOM
6. 2026-06-15
   days on market $70,000 Active 35 DOM
7. 2026-06-14
   days on market $70,000 Active 33 DOM
8. 2026-06-13
   days on market $70,000 Active 32 DOM
9. 2026-06-10
   days on market $70,000 Active 30 DOM
10. 2026-06-09
    days on market $70,000 Active 29 DOM
11. 2026-06-08
    days on market $70,000 Active 28 DOM
12. 2026-06-07
    days on market $70,000 Active 27 DOM
13. 2026-06-03
    days on market $70,000 Active 23 DOM
14. 2026-06-02
    days on market $70,000 Active 22 DOM
15. 2026-06-01
    days on market $70,000 Active 21 DOM
16. 2026-05-31
    days on market $70,000 Active 20 DOM
17. 2026-05-30
    days on market $70,000 Active 19 DOM
18. 2026-05-11
    listed $70,000 Active 482-char remark
19. 1999-10-08
    soldstatus $47,500

ⓘ 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: $2,712 · $226/mo
• Projected year-2 tax: $2,712 · $226/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 ≥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: $19,112
• − Mortgage interest: −$3,921
• − Property taxes: −$2,712
• − Insurance: −$350
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$2,036
• Taxable income: $7,034
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $5,943/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

+47.4% since first listed

2 events — show timeline

• 2026-05-11 Listed $70,000 NWIAR
• 1999-10-08 Sold (Public Records) $47,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,712 · +10.3% YoY. Source: county tax records.