1117 Van Wie Ave · Rockford, IL 61103

$90,000

2 bd · 1.0 ba · 892 sqft · SingleFamily · 38 Days on market

Built 1924 Est $114k · 21% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• 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 Alert! Cozy small home, has deck and fenced back yard. For sale by owner & quot; as is& quot; Needs remodeling. Currently rented month to month for $850 long term tenant no lease. Please TEXT.

Key facts

• Fenced back yard
• Deck
• Built 1924

Tags

• DECK
• FENCED BACK YARD

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$114,176) and the remarks read like a rental — treat the cards below with caution.

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 $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• 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: 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1924 — 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: 1.29% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $114,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 Barton Blvd	0.53mi	2/1.0	896 (+0%)	5mo	$135,000	$151	70
2216 N Court St	0.33mi	3/1.0 (+1)	1,000 (+12%)	3mo	$125,000	$125	57
1520 Myott Ave	0.61mi	2/1.0	850 (-5%)	9mo	$90,000	$106	56
1807 Bell Ave	0.50mi	3/1.0 (+1)	820 (-8%)	4mo	$139,900	$171	55
1620 Pierce Ave	0.74mi	2/1.0	857 (-4%)	6mo	$100,000	$117	54
2912 Huffman Blvd	0.62mi	3/1.0 (+1)	863 (-3%)	10mo	$114,900	$133	53
1720 Paradise Blvd	0.73mi	2/1.0	858 (-4%)	8mo	$115,000	$134	53
2308 Ridge Ave	0.68mi	3/1.0 (+1)	915 (+3%)	9mo	$105,000	$115	51
1449 Myott Ave	0.68mi	2/1.0	940 (+5%)	11mo	$120,000	$128	50
1810 Midway Dr	0.73mi	2/2.0	924 (+4%)	9mo	$89,000	$96	49
2008 Melrose St	0.48mi	2/2.0	988 (+11%)	10mo	$150,000	$152	48
1803 Ridgeland (sbr) Rd	0.60mi	3/1.0 (+1)	1,004 (+13%)	1mo	$49,000	$49	45

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: 6.0%
• Equity multiple: 1.25×
• Total profit: $6,266
• Equity at exit: $13,419

10-year hold

• IRR: 19.7%
• Equity multiple: 3.08×
• Total profit: $52,417
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$472
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $230

Break-even live

Break-even rent $865

Max offer price $90,000

Occupancy floor 75%

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	43d	1	0.03mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.12mi
2202 Hancock St Unit 2202-3H Rockford, IL	1.0	1.0	550	$875	$1.59	43d	1	0.27mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	13d	1	0.37mi
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	20d	1	0.40mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.68mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	20d	1	0.68mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	43d	1	0.73mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	43d	1	0.77mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.77mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	43d	1	0.80mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	44d	1	0.80mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	20d	1	0.85mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	43d	1	0.86mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	20d	1	0.88mi
2516 N Rockton Ave #4 Rockford, IL	1.0	1.0	550	$850	$1.55	43d	1	1.00mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	20d	1	1.01mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	20d	1	1.23mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	43d	1	1.23mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	13d	4	1.25mi
912 Haskell Ave Unit 912-2 Rockford, IL	1.0	1.0	575	$825	$1.43	13d	1	1.27mi
912 Haskell Ave Unit 912-10 Rockford, IL	1.0	1.0	575	$825	$1.43	20d	1	1.27mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	13d	1	1.27mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	43d	1	1.30mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	20d	1	1.32mi
829 N Court St Unit 829-15 Rockford, IL	1.0	1.0	675	$895	$1.33	20d	1	1.34mi
829 N Court St Unit 829-12 Rockford, IL	1.0	1.0	675	$850	$1.26	43d	1	1.34mi
3701 Trilling Ave Unit 3701-104 Rockford, IL	3.0	1.0	1100	$1,345	$1.22	13d	1	1.36mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,232	$1.45	13d	1	1.43mi

Listing history 18 events

1. 2026-06-19
   days on market $90,000 Active 38 DOM
2. 2026-06-18
   days on market $90,000 Active 37 DOM
3. 2026-06-17
   days on market $90,000 Active 36 DOM
4. 2026-06-16
   days on market $90,000 Active 35 DOM
5. 2026-06-15
   days on market $90,000 Active 34 DOM
6. 2026-06-14
   days on market $90,000 Active 32 DOM
7. 2026-06-13
   days on market $90,000 Active 31 DOM
8. 2026-06-10
   days on market $90,000 Active 29 DOM
9. 2026-06-09
   days on market $90,000 Active 28 DOM
10. 2026-06-08
    days on market $90,000 Active 27 DOM
11. 2026-06-07
    days on market $90,000 Active 26 DOM
12. 2026-06-03
    days on market $90,000 Active 22 DOM
13. 2026-06-02
    days on market $90,000 Active 21 DOM
14. 2026-06-01
    days on market $90,000 Active 20 DOM
15. 2026-05-31
    days on market $90,000 Active 19 DOM
16. 2026-05-30
    days on market $90,000 Active 18 DOM
17. 2026-05-12
    listed $90,000 Active 198-char remark
18. 2002-06-06
    soldstatus $67,000

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,887
• − Mortgage interest: −$5,041
• − Property taxes: −$2,091
• − Insurance: −$450
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,618
• Taxable income: $1,464
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,414/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

+34.3% since first listed

2 events — show timeline

• 2026-05-12 Listed $90,000 FSBO.com
• 2002-06-06 Sold (Public Records) $67,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,091 · +3.8% YoY. Source: county tax records.