2024 Cumberland St · Rockford, IL 61103

$135,000

2 bd · 1.5 ba · 1,152 sqft · SingleFamily · 4 Days on market

Built 1950 7,405 sqft lot Est $145k · 7% under

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +10.6/15.0
• Rent growth +4.5/5.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Edgewater Gem with Solar Savings! Build instant equity in this centrally located 2-bedroom Edgewater ranch, just steps from the river, bike paths, and scenic walking paths. Sold strictly AS-IS to settle an estate, this solid property is the perfect canvas for your next flip, rental, or personal equity-builder. The bones are excellent: eco-friendly solar panels, plus a newer roof, gutter guards and windows (2021) and newer furnace/AC. Hardwood floors sit waiting to be uncovered beneath the main floor carpets. The finished lower level doubles the usable space with a large rec room and a private office. Outside, enjoy a patio, small greenhouse, fenced yard and an attached 1.5-car garage with n

Key facts

• Newer furnace
• Large rec room
• Solar panels

Tags

• SOLAR PANELS
• NEW ROOF
• GUTTER GUARDS
• NEWER FURNACE
• FINISHED LOWER LEVEL
• LARGE REC ROOM

Property features AI

Exterior

• Parking: Attached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house)
• Construction: Below-grade finished area (basement) 384
• Exterior features: Shingle roof; Lot roughly 0.17 acre

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator; Disposal
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas cooktop; Disposal; Microwave; Refrigerator; Water softener; Gas water heater; Finished full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $25 ($301/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (10.2% below list).
• Recommended offer: $121k (10.2% below list) — sets the bar for 1% rule.

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: West View Elem School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 420 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $121,268 (10.2% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 Melrose St	0.08mi	2/1.0	1,104 (-4%)	10mo	$138,000	$125	79
2119 Douglas St	0.15mi	3/1.0 (+1)	1,075 (-7%)	1mo	$135,000	$126	74
2038 Douglas St	0.15mi	3/1.0 (+1)	1,103 (-4%)	10mo	$127,000	$115	71
717 Ellis Ave	0.30mi	2/1.0	1,040 (-10%)	1mo	$118,000	$113	67
1819 Douglas St	0.23mi	3/1.0 (+1)	1,067 (-7%)	7mo	$135,000	$127	64
2008 Melrose St	0.08mi	2/2.0	988 (-14%)	10mo	$150,000	$152	63
2215 Melrose St	0.19mi	3/1.5 (+1)	1,288 (+12%)	11mo	$195,000	$151	58
1528 Myott Ave	0.57mi	2/1.0	1,127 (-2%)	12mo	$85,000	$75	58
1318 Custer Ave	0.62mi	3/1.0 (+1)	1,136 (-1%)	8mo	$140,000	$123	55
414 Sheridan St	0.66mi	2/1.0	1,102 (-4%)	12mo	$140,000	$127	50
1705 N Church St	0.73mi	3/1.5 (+1)	1,056 (-8%)	0mo	$160,000	$152	46
2122 N Church St	0.74mi	2/1.0	1,286 (+12%)	3mo	$155,000	$121	42

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: -9.6%
• Equity multiple: 0.63×
• Total profit: $-13,853
• Equity at exit: $20,129

10-year hold

• IRR: 5.6%
• Equity multiple: 1.51×
• Total profit: $19,236
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $25

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $72	+0% $25	+5% $-22	+10% $-68
Rent	-10% $-71	-5% $-23	+0% $25	+5% $73	+10% $121
Rate	-1.0pp $93	-0.5pp $59	base $25	+0.5pp $-10	+1.0pp $-46

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	21d	1	0.22mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	0.50mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.59mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	13d	1	0.59mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	44d	1	0.61mi
4719 Illinois St Loves Park, IL	3.0	1.0	1188	$1,600	$1.35	13d	1	0.61mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	44d	1	0.90mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	44d	1	1.07mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	44d	1	1.07mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	21d	1	1.09mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	44d	1	1.11mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	44d	1	1.11mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	21d	1	1.13mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	21d	1	1.14mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.18mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	1.18mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	21d	1	1.26mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	1.28mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.28mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	44d	1	1.31mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	13d	1	1.33mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	44d	1	1.35mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	13d	4	1.36mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	21d	1	1.36mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	44d	1	1.47mi

Listing history 1 events

1. 2026-05-13
   listed $130,900 Active 780-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,552
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,927
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $772/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

2 events — show timeline

• 2026-05-22 Pending — NWIAR
• 2026-05-18 Listed $135,000 NWIAR

Property tax history

-10.5%/yr

Latest (2025): $221 · -6.8% YoY. Source: county tax records.