1526 10th St · Rockford, IL 61104

$104,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 3 Days on market

Built 1921 7,841 sqft lot Est $106k · at est.

---

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 +23.8/30.0
• ARV discount +8.4/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Rent growth +4.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just off Broadway on 10th Street, this charming bungalow offers character and comfort throughout. Features include 2 bedrooms, 1 full bathroom, hardwood floors, and beautiful original woodwork. The enclosed front porch provides additional living space perfect for relaxing or entertaining. Spacious kitchen includes updated flooring and a tile backsplash. One bedroom features an attached walk-in closet for added storage. Rear entrance leads to a partially fenced backyard and detached 1-car garage. Unfinished basement offers excellent storage space and additional potential. Convenient location close to shopping, dining, and everyday amenities.

Key facts

• Updated flooring
• Tile backsplash
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• UPDATED FLOORING
• TILE BACKSPLASH
• ATTACHED WALK-IN CLOSET
• PARTIALLY FENCED BACKYARD
• EXCELLENT STORAGE SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential house
• Construction: Brick construction
• Exterior features: Shingle roof; Lot approximately 0.18 acre

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 8.6% 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: Constance Lane Elementary School (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 573 students, 0% FRL); Abraham Lincoln Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 699 students, 0% FRL); Jefferson High School (math 3% / reading 9%, grade F, #608 of 693 statewide, top 88%, 2,114 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 (+9.7%/yr); 67 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($34k/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 $719 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $104k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,000

Questions for the listing agent

1. Built in 1921 — 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: 1.08% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $106,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 10th St	0.00mi	2/1.0	1,040 (0%)	0mo	$104,000	$100	100
2019 15th Ave	0.57mi	2/1.0	1,032 (-1%)	3mo	$96,000	$93	70
1212 10th Ave	0.38mi	3/1.0 (+1)	1,064 (+2%)	4mo	$125,000	$117	70
1522 18th Ave	0.27mi	3/1.5 (+1)	1,128 (+8%)	2mo	$80,000	$71	65
1622 10th Ave	0.44mi	3/1.0 (+1)	1,014 (-2%)	8mo	$110,000	$108	64
1348 Woodruff Ave	0.45mi	2/1.5	1,078 (+4%)	9mo	$41,000	$38	63
918 11th St	0.46mi	2/1.5	1,134 (+9%)	8mo	$85,000	$75	54
2220 15th Ave	0.75mi	2/2.0	990 (-5%)	2mo	$160,000	$162	51
2223 13th Ave	0.74mi	3/1.5 (+1)	1,001 (-4%)	7mo	$150,000	$150	46
2120 S 6th St	0.58mi	3/1.0 (+1)	1,176 (+13%)	5mo	$120,000	$102	42
2106 S 5th St	0.62mi	3/1.0 (+1)	1,183 (+14%)	10mo	$85,000	$72	35
1644 6th Ave	0.70mi	3/2.5 (+1)	1,190 (+14%)	7mo	$145,000	$122	26

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,819
• Equity at exit: $15,507

10-year hold

• IRR: 15.5%
• Equity multiple: 2.54×
• Total profit: $44,955
• Equity at exit: $8,992

Cash invested: $29,120 (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 61104

• Home prices YoY: -21.4%
• Rents YoY: 9.7%
• Active inventory: 67
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$545
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $200

Break-even live

Break-even rent $868

Max offer price $104,000

Occupancy floor 77%

Sensitivity live

Price	-10% $259	-5% $230	+0% $200	+5% $171	+10% $141
Rent	-10% $112	-5% $156	+0% $200	+5% $244	+10% $289
Rate	-1.0pp $253	-0.5pp $227	base $200	+0.5pp $173	+1.0pp $146

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1524 Broadway Unit 1526-8 Rockford, IL	1.0	1.0	700	$850	$1.21	44d	1	0.13mi
1530 Broadway Unit 1532-1 Rockford, IL	1.0	1.0	700	$875	$1.25	22d	1	0.14mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	14d	1	0.25mi
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	44d	1	0.44mi
1310 Home Pl Unit 1 Rockford, IL	1.0	1.0	831	$700	$0.84	44d	1	0.48mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	44d	1	0.50mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	22d	1	0.50mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	44d	1	0.50mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	0.62mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	44d	1	0.62mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	44d	1	0.63mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.64mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	44d	1	0.64mi
611 15th Ave Unit 2 Rockford, IL	2.0	1.0	806	$1,350	$1.67	44d	1	0.70mi
2010 Kishwaukee St Unit 20102-N Rockford, IL	1.0	1.0	1000	$875	$0.88	44d	1	0.71mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	14d	1	0.72mi
1609 E State St Unit 201 Rockford, IL	1.0	1.0	796	$1,800	$2.26	22d	1	1.05mi
604 Saint Louis Ave Unit 604-102A Rockford, IL	1.0	1.0	775	$950	$1.23	44d	1	1.06mi
1416 E State St Rockford, IL	2.0	1.0–2.0	825	$1,445	$1.75	14d	3	1.07mi
150 N 9th St Unit 150-7 Rockford, IL	1.0	1.0	725	$925	$1.28	44d	1	1.10mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	14d	1	1.10mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	44d	1	1.13mi
1118 Revell Ave Unit 11182-R Rockford, IL	1.0	1.0	775	$895	$1.15	44d	1	1.14mi
222 N 5th St Unit 222-103 Rockford, IL	1.0	1.0	750	$875	$1.17	44d	1	1.15mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	1.22mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	44d	1	1.25mi
2208 Christina St Rockford, IL	2.0	1.0	700	$1,300	$1.86	22d	1	1.30mi
2846 Lapey St Rockford, IL	1.0	1.0	700	$800	$1.14	44d	1	1.34mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	44d	1	1.47mi

Listing history 14 events

1. 2026-05-20
   listed $104,000 Active

   Show marketing remark (656 chars)

   Located just off Broadway on 10th Street, this charming bungalow offers character and comfort throughout. Features include 2 bedrooms, 1 full bathroom, hardwood floors, and beautiful original woodwork. The enclosed front porch provides additional living space perfect for relaxing or entertaining. Spacious kitchen includes updated flooring and a tile backsplash. One bedroom features an attached walk-in closet for added storage. Rear entrance leads to a partially fenced backyard and detached 1-car garage. Unfinished basement offers excellent storage space and additional potential. Convenient location close to shopping, dining, and everyday amenities.

2. 2026-05-20
   listed $104,000 Active 656-char remark

   Show marketing remark (656 chars)

   Located just off Broadway on 10th Street, this charming bungalow offers character and comfort throughout. Features include 2 bedrooms, 1 full bathroom, hardwood floors, and beautiful original woodwork. The enclosed front porch provides additional living space perfect for relaxing or entertaining. Spacious kitchen includes updated flooring and a tile backsplash. One bedroom features an attached walk-in closet for added storage. Rear entrance leads to a partially fenced backyard and detached 1-car garage. Unfinished basement offers excellent storage space and additional potential. Convenient location close to shopping, dining, and everyday amenities.

3. 2022-08-05
   price $995
4. 2011-06-13
   soldstatus $20,000 Closed Sale 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

5. 2011-06-10
   status Pending 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

6. 2011-06-03
   price $25,000 Price Change 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

7. 2011-04-27
   price $35,000 Price Change 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

8. 2011-04-27
   status Price Change 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

9. 2011-04-08
   historical 175-char remark

   Show marketing remark (175 chars)

   *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

10. 2011-01-21
    price $40,000 Price Change 175-char remark

    Show marketing remark (175 chars)

    *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

11. 2010-11-24
    price $45,000 Price Change 175-char remark

    Show marketing remark (175 chars)

    *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

12. 2010-10-25
    status Active 175-char remark

    Show marketing remark (175 chars)

    *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

13. 2010-10-25
    historical 175-char remark

    Show marketing remark (175 chars)

    *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

14. 2010-10-14
    listed $50,000 New 175-char remark

    Show marketing remark (175 chars)

    *3 EMEMPTIONS. CLASSIC BRICK KITCHEN. LARGE REAR YARD W/FENCING ON ONE SIDE. NICE CARING NEIGHBORS. NEAR MEDICAL FFACILITIES. WASHER & FREEZER IN BSMT STAY. HOME WARRANTY.

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: +$600/yr (+$50/mo · 51.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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: $13,454
• − Mortgage interest: −$5,826
• − Property taxes: −$1,161
• − Insurance: −$520
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,025
• Taxable income: $769
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,218/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): 17,222
• Household income: $33,772
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 1406.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 26% Black 25% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 16% · Canada, South Korea, Philippines
• Languages at home: 74% English-only · Spanish 18% Other Asian/Pacific 3% 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: ▼ -63.40%
• Current HPI: 233.0219
• Rent YoY: ▲ 9.67%
• 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

+108.0% since first listed

14 events — show timeline

• 2026-05-20 Listed $104,000 MRED as Distributed by MLS Grid
• 2026-05-20 Listed $104,000 NWIAR
• 2022-08-05 Price Changed $995 RENT.
• 2011-06-13 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2011-06-10 Pending — MRED as Distributed by MLS Grid
• 2011-06-03 Price Changed $25,000 MRED as Distributed by MLS Grid
• 2011-04-27 Relisted — MRED as Distributed by MLS Grid
• 2011-04-27 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2011-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2011-01-21 Price Changed $40,000 MRED as Distributed by MLS Grid
• 2010-11-24 Price Changed $45,000 MRED as Distributed by MLS Grid
• 2010-10-25 Relisted — MRED as Distributed by MLS Grid
• 2010-10-25 Listing Removed — MRED as Distributed by MLS Grid
• 2010-10-14 Listed $50,000 MRED as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $1,161 · +10.8% YoY. Source: county tax records.