1904 12th Ave · Rockford, IL 61104

$119,900

3 bd · 2.0 ba · 1,190 sqft · SingleFamily · 3 Days on market

Built 1910 10,454 sqft lot Est $138k · 13% 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 +24.4/30.0
• ARV discount +13.4/15.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• 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

Very nice 2 story with 3 bedrooms and 2 full baths Tenant pays all utilities. Lease until 4/30/24. Rent is $980.00. Please independently verify all information including room sizes, schools, and taxes

Key facts

• Alley access
• Fenced in backyard
• Concrete patio

Tags

• HARDWOOD FLOORS
• FENCED IN BACKYARD
• CONCRETE PATIO
• DETACHED GARAGE
• ALLEY ACCESS
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; House
• Exterior features: Shingle roof; 0.24-acre lot

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.7% 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); Rockford East High School (math 7% / reading 13%, grade F, #528 of 693 statewide, top 82%, 1,718 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• At $1,433/mo this rent would consume 51% of the median local household income ($34k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k 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.
• 4 sale attempts since 8y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — 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: 1.19% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $138,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Parmele St	0.42mi	3/2.0	1,209 (+2%)	1mo	$140,000	$116	77
1011 15th St	0.15mi	3/1.0	1,274 (+7%)	2mo	$155,000	$122	75
1004 15th St	0.17mi	4/1.5 (+1)	1,267 (+6%)	4mo	$84,000	$66	71
2322 11th Ave	0.34mi	3/1.0	1,307 (+10%)	3mo	$156,000	$119	61
1522 18th Ave	0.59mi	3/1.5	1,128 (-5%)	2mo	$80,000	$71	60
2019 15th Ave	0.26mi	2/1.0 (-1)	1,032 (-13%)	3mo	$96,000	$93	54
620 17th St	0.46mi	4/2.0 (+1)	1,336 (+12%)	2mo	$199,000	$149	52
2205 18th Ave	0.51mi	3/1.0	1,355 (+14%)	0mo	$107,000	$79	49
1526 10th St	0.54mi	2/1.0 (-1)	1,040 (-13%)	0mo	$104,000	$100	44
1212 10th Ave	0.68mi	3/1.0	1,064 (-11%)	4mo	$125,000	$117	43
531 S Rockford Ave	0.66mi	4/1.5 (+1)	1,020 (-14%)	2mo	$149,999	$147	37
1407 25th St	0.74mi	2/1.0 (-1)	1,036 (-13%)	3mo	$118,000	$114	32

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $3,657
• Equity at exit: $17,877

10-year hold

• IRR: 16.8%
• Equity multiple: 2.72×
• Total profit: $57,787
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$629
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $243

Break-even live

Break-even rent $1,126

Max offer price $119,900

Occupancy floor 78%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 15th St Rockford, IL	4.0	1.5	1267	$1,450	$1.14	20d	1	0.15mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	13d	1	0.17mi
1351 7th Ave Rockford, IL	4.0	2.0	1040	$2,000	$1.92	43d	1	0.58mi
1519 17th Ave Rockford, IL	3.0	2.0	1500	$1,600	$1.07	13d	1	0.59mi
333 S Gardiner Ave Unit AVE2 Rockford, IL	4.0	1.0	1306	$1,600	$1.23	43d	1	0.61mi
1231 11th Ave Rockford, IL	4.0	1.0	1284	$1,450	$1.13	43d	1	0.64mi
2021 2nd Ave Rockford, IL	2.0	1.0	1250	$1,000	$0.80	13d	1	0.69mi
1119 9th Ave Unit 1W Rockford, IL	3.0	1.0	1155	$1,600	$1.39	43d	1	0.78mi
1416 E State St Rockford, IL	2.0	1.0–2.0	825	$1,445	$1.75	13d	3	0.94mi
1420 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	43d	1	0.98mi
1418 22nd Ave Rockford, IL	2.0	1.0	950	$1,200	$1.26	43d	1	0.98mi
914 18th Ave Rockford, IL	2.0	1.0	1123	$900	$0.80	43d	1	1.04mi
810 15th Ave Unit 810-3 Rockford, IL	2.0	1.0	1000	$995	$0.99	20d	1	1.04mi
810 15th Ave Unit 810-1 Rockford, IL	2.0	1.0	1000	$995	$0.99	43d	1	1.05mi
1211 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	43d	1	1.05mi
1209 21st Pl Rockford, IL	2.0	1.0	1040	$1,350	$1.30	43d	1	1.06mi
2217 8th St Rockford, IL	3.0	1.0	1260	$1,500	$1.19	43d	1	1.08mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	43d	1	1.13mi
515 Fairview Ave Rockford, IL	2.0	1.0	800	$1,400	$1.75	20d	1	1.22mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	20d	1	1.23mi
611 15th Ave Unit 2 Rockford, IL	2.0	1.0	806	$1,350	$1.67	43d	1	1.24mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	43d	1	1.27mi

Listing history 5 events

1. 2026-06-02
   status $119,900 Pending 3 DOM
2. 2026-06-01
   days on market $119,900 Active 3 DOM
3. 2026-05-31
   days on market $119,900 Active 2 DOM
4. 2026-05-30
   remarks 699-char remark
5. 2026-05-30
   listed $119,900 Active 1 DOM

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: +$98/yr (+$8/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $17,192
• − Mortgage interest: −$6,716
• − Property taxes: −$2,525
• − Insurance: −$600
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,488
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,645/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

+81.7% since first listed

13 events — show timeline

• 2026-05-29 Listed $119,900 NWIAR
• 2023-10-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2023-10-30 Sold (MLS) $75,000 NWIAR
• 2023-10-03 Pending — NWIAR
• 2023-10-03 Pending — MRED as Distributed by MLS Grid
• 2023-10-02 Listed $79,000 MRED as Distributed by MLS Grid
• 2023-10-02 Listed $79,000 NWIAR
• 2018-12-19 Sold (Public Records) $54,000 Public Records
• 2018-12-18 Sold (MLS) $54,000 NWIAR
• 2018-10-23 Listed $55,000 NWIAR
• 2004-10-20 Sold (Public Records) $77,500 Public Records
• 1995-05-01 Sold (Public Records) $66,000 Public Records
• 1995-05-01 Sold (Public Records) $66,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $2,525 · +91.4% YoY. Source: county tax records.