1539 Clifton Ave · Rockford, IL 61102

$129,900

None bd · None ba · — sqft · Condo · 4 Days on market

Built 1930 Fair condition

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you’ll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that’s perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny’s Dariette and Joe’s Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

Key facts

• 3,485 sq ft lot
• Built 1930
• Listed 4 days

Property features AI

Finance

• Financial info: Gross income reported at $1,950; Total monthly income $1,950; Gross rent multiplier 5.55; Annual tax amount $1,522 (tax year 2025)

Exterior

• Utilities: Electric: Circuit breakers
• Home design: Mixed Use property; 2 total units
• Construction: Built before 1978
• Exterior features: Lot dimensions: 3,485 (units as provided); Directions: i90 to i39 to Bus 20 to S Main St to Clifton Ave

Interior

• Heating & cooling: Forced air heating
• Interior features: Mixed-use interior (property configured for both residential and commercial use)

What this means for you Summary

Snapshot

• This is a condo listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $10 ($116/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 $115k (11.6% below list).
• Recommended offer: $115k (11.6% 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: 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: 69 active listings in the ZIP; 18 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 $898 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.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,863 (11.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-20,414
• Equity at exit: $19,369

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-16,909
• Equity at exit: $11,231

Cash invested: $36,372 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 69
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $10

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 94%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Lincoln Ave Unit 2 Rockford, IL	2.0	1.0	—	$950	—	13d	1	0.06mi
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	13d	1	0.32mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	43d	1	0.48mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	43d	1	0.52mi
344 Buckbee St Rockford, IL	3.0	2.0	—	$1,300	—	43d	1	0.97mi
2208 Christina St Rockford, IL	2.0	1.0	700	$1,300	$1.86	21d	1	1.09mi
611 15th Ave Unit 2 Rockford, IL	2.0	1.0	806	$1,350	$1.67	43d	1	1.21mi
226 S Main St Rockford, IL	1.0	1.0	1066	$1,560	$1.46	13d	3	1.24mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	1.25mi
507 Oak St Unit 2 Rockford, IL	3.0	2.5	—	$1,250	—	21d	1	1.31mi
222 S 2nd St Unit 224 Rockford, IL	3.0	1.0	—	$1,350	—	21d	1	1.34mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	21d	1	1.38mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	43d	1	1.38mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	1.42mi
2010 Kishwaukee St Unit 20102-N Rockford, IL	1.0	1.0	1000	$875	$0.88	43d	1	1.42mi
411 Mulberry St Rockford, IL	1.0	1.0	415	$1,025	$2.47	13d	25	1.42mi
813 3rd Ave Rockford, IL	1.0	1.0	—	$730	—	21d	1	1.45mi
514 E State St Rockford, IL	2.0	2.0	—	$1,800	—	13d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-12
   status Pending 1249-char remark

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

2. 2026-05-12
   status Pending

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

3. 2026-05-12
   status Pending 1225-char remark

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

4. 2026-05-08
   listed $129,900 Active 1249-char remark

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

5. 2026-05-08
   listed $129,900 Active

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

6. 2026-05-08
   listed $129,900 Active 1225-char remark

   Show marketing remark (1225 chars)

   Prime Investment Opportunity! Discover the ultimate "live-work" setup or a high-yield addition to your portfolio with this versatile mixed-use property at 1539 Clifton Ave. The main level features a well-established hair salon business, perfect for an entrepreneur looking to hit the ground running or for an investor to lease out as a professional office or retail space. Upstairs, you'll find an impressively spacious residential unit featuring three bedrooms, one bath, a formal dining room, and an oversized kitchen that's perfect for hosting. The property is rounded out with a full basement offering massive storage potential, a charming enclosed covered porch, and a detached two-car garage. Living or working at this location puts you in the heart of a vibrant community; you are just minutes from local favorites like Benny's Dariette and Joe's Bakery, and a short walk from School. With its close proximity to the downtown River District and easy access to local parks, this property offers the perfect blend of neighborhood charm and business visibility. Whether you choose to live upstairs and run your business below or rent both units for maximum cash flow, this is a rare find in the Rockford market!

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

Taxation est. · year 1

• Rental income: $13,784
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,779
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $615/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mixed-use property requires moderate rehabilitation, focusing on exterior paint, interior paint, and landscaping to improve its resale and rental value.

Repairs flagged

• Major exterior paint — Visible discoloration on brick
• Major interior paint — Visible wear on walls
• Major landscaping — Overgrown grass and weeds

Value-add opportunities

• Both exterior paint job — Enhances curb appeal and property value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Visible discoloration on brick	Major	$15,000–50,000
interior paint · Visible wear on walls	Major	$15,000–50,000
landscaping · Overgrown grass and weeds	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint job — Enhances curb appeal and property value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 147,297
• Population (ZIP): 16,620

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 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — NWIAR
• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $129,900 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $129,900 MRED as Distributed by MLS Grid
• 2026-05-08 Listed $129,900 NWIAR