2004 Sauber Ave · Rockford, IL 61103

$105,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 63 Days on market

Built 1952 1.00 ac lot Est $111k · 5% under

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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 +26.4/30.0
• ARV discount +9.8/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• 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 MLS

Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

Key facts

• Front deck
• Newer furnace
• New driveway

Tags

• NEW DRIVEWAY
• NEWER FURNACE
• NEWER WATER HEATER
• FRONT DECK
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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: 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $726 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $3k; list at $105k implies a 3400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $110,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Overdene Ave	0.09mi	3/1.0 (+1)	875 (+6%)	1mo	$132,000	$151	80
2011 Overdene Ave	0.09mi	3/1.0 (+1)	875 (+6%)	1mo	$132,000	$151	80
1807 Bell Ave	0.25mi	3/1.0 (+1)	820 (-1%)	4mo	$139,900	$171	79
2912 Huffman Blvd	0.13mi	3/1.0 (+1)	863 (+5%)	10mo	$114,900	$133	73
1720 Paradise Blvd	0.31mi	2/1.0	858 (+4%)	8mo	$115,000	$134	72
1620 Pierce Ave	0.40mi	2/1.0	857 (+4%)	6mo	$100,000	$117	70
1504 Barton Blvd	0.39mi	2/1.0	896 (+9%)	5mo	$135,000	$151	64
1810 Midway Dr	0.22mi	2/2.0	924 (+12%)	9mo	$89,000	$96	59
2308 Ridge Ave	0.35mi	3/1.0 (+1)	915 (+11%)	9mo	$105,000	$115	53
2804 Gladstone Ave	0.63mi	3/1.0 (+1)	864 (+5%)	7mo	$105,000	$122	52
1719 Carney Ave	0.75mi	2/1.0	894 (+8%)	0mo	$50,000	$56	51
3311 Hanover Dr	0.64mi	3/1.0 (+1)	936 (+14%)	1mo	$135,000	$144	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: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,101
• Equity at exit: $15,656

10-year hold

• IRR: 19.3%
• Equity multiple: 3.00×
• Total profit: $58,942
• Equity at exit: $9,078

Cash invested: $29,400 (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: $1,256 high
• Mortgage (P&I): −$551
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $274

Break-even live

Break-even rent $909

Max offer price $105,000

Occupancy floor 73%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.09mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	0.09mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	0.12mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	0.12mi
2516 N Rockton Ave #4 Rockford, IL	1.0	1.0	550	$850	$1.55	44d	1	0.40mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.65mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	0.72mi
2535 Halsted Rd Rockford, IL	3.0	1.0–1.5	850	$1,232	$1.45	13d	1	0.76mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	13d	1	0.85mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	44d	1	0.90mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	21d	1	0.92mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	44d	1	0.94mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	44d	1	0.94mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	21d	1	0.94mi
3627 N Rockton Ave Unit 3631-203 Rockford, IL	1.0	1.0	650	$1,025	$1.58	13d	1	0.96mi
3627 N Rockton Ave Unit 3627-106 Rockford, IL	1.0	1.0	650	$995	$1.53	44d	1	0.96mi
2202 Hancock St Unit 2202-3H Rockford, IL	1.0	1.0	550	$875	$1.59	44d	1	0.97mi
3936 Eagle Dr Rockford, IL	1.0–2.0	1.0	712	$999	$1.40	13d	1	1.01mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$999	$1.05	13d	1	1.01mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	44d	1	1.02mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	44d	1	1.05mi
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	21d	1	1.07mi
3701 Trilling Ave Unit 3701-104 Rockford, IL	3.0	1.0	1100	$1,345	$1.22	13d	1	1.32mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	21d	1	1.34mi
912 Haskell Ave Unit 912-10 Rockford, IL	1.0	1.0	575	$825	$1.43	21d	1	1.37mi
912 Haskell Ave Unit 912-2 Rockford, IL	1.0	1.0	575	$825	$1.43	13d	1	1.37mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	13d	4	1.48mi
1118 Furman St Unit 1118-15 Rockford, IL	1.0	1.0	650	$995	$1.53	44d	1	1.49mi
1118 Furman St Unit 1118-13 Rockford, IL	1.0	1.0	650	$995	$1.53	21d	1	1.49mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	44d	1	1.49mi

Listing history 26 events

1. 2026-06-19
   days on marketlisting id $105,000 Pending 63 DOM
2. 2026-02-13
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

3. 2026-02-13
   status Pending

   Show marketing remark (694 chars)

   Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

4. 2026-02-05
   price $105,000

   Show marketing remark (694 chars)

   Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

5. 2026-02-05
   price $105,000 694-char remark

   Show marketing remark (694 chars)

   Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

6. 2026-01-30
   listed $110,000 Active
7. 2025-12-12
   listed $110,000 Active 694-char remark

   Show marketing remark (694 chars)

   Affordable 2-Bedroom Home with Great Potential! This 2-bedroom, 1-bath home is ready for your personal touch! With a little TLC, it’s perfect as a starter home or a smart addition to an investment or rental portfolio. Major updates already completed give you a head start: • New driveway (2020) • Newer furnace & water heater (2022) • Front and back decks (2022). While the home needs some work to reach its full potential, these updates provide a solid foundation and peace of mind. Bring your vision and creativity—this property is full of possibilities! Don’t miss out on this chance to own a home with value and potential. Schedule your showing today!

8. 2015-02-03
   soldstatus $3,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2014-12-16
   status Pending 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2014-11-08
    price $11,500 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2014-10-15
    price $20,400 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2014-08-11
    listed $25,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2010-06-27
    historical
14. 2010-03-26
    status Back On Market
15. 2010-03-16
    historical
16. 2010-01-14
    price Price Change
17. 2009-12-04
    price Price Change
18. 2009-11-06
    price Price Change
19. 2009-09-16
    listed New
20. 2008-07-16
    historical
21. 2008-01-16
    listed
22. 2001-12-11
    soldstatus $55,500
23. 1997-05-02
    soldstatus $56,000
24. 1997-05-02
    soldstatus $56,000
25. 1996-05-30
    soldstatus $12,000
26. 1996-05-30
    soldstatus $25,000

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$449/yr (+$37/mo · 30.2%)

ⓘ 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 ≥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: $15,074
• − Mortgage interest: −$5,882
• − Property taxes: −$1,486
• − Insurance: −$525
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,055
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,878/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

+775.0% since first listed

25 events — show timeline

• 2026-02-13 Pending — NWIAR
• 2026-02-13 Pending — MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $105,000 NWIAR
• 2026-01-30 Listed $110,000 MRED as Distributed by MLS Grid
• 2025-12-12 Listed $110,000 NWIAR
• 2015-02-03 Sold (MLS) $3,000 MRED as Distributed by MLS Grid
• 2014-12-16 Pending — MRED as Distributed by MLS Grid
• 2014-11-08 Price Changed $11,500 MRED as Distributed by MLS Grid
• 2014-10-15 Price Changed $20,400 MRED as Distributed by MLS Grid
• 2014-08-11 Listed $25,000 MRED as Distributed by MLS Grid
• 2010-06-27 Listing Removed — MRED as Distributed by MLS Grid
• 2010-03-26 Relisted — MRED as Distributed by MLS Grid
• 2010-03-16 Listing Removed — MRED as Distributed by MLS Grid
• 2010-01-14 Price Changed — MRED as Distributed by MLS Grid
• 2009-12-04 Price Changed — MRED as Distributed by MLS Grid
• 2009-11-06 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-16 Listed — MRED as Distributed by MLS Grid
• 2008-07-16 Listing Removed — MRED as Distributed by MLS Grid
• 2008-01-16 Listed — MRED as Distributed by MLS Grid
• 2001-12-11 Sold (Public Records) $55,500 Public Records
• 1997-05-02 Sold (Public Records) $56,000 Public Records
• 1997-05-02 Sold (Public Records) $56,000 Public Records
• 1996-05-30 Sold (Public Records) $25,000 Public Records
• 1996-05-30 Sold (Public Records) $12,000 Public Records

Property tax history

-0.1%/yr

Latest (2024): $1,486 · +9.1% YoY. Source: county tax records.