1029 Woodlawn Ave · Rockford, IL 61103

$127,000

3 bd · 1.0 ba · 1,121 sqft · SingleFamily · 3 Days on market

Built 1900 5,227 sqft lot Est $105k · 21% over

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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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready! This 3-bedroom, 1-bath home has been thoughtfully renovated with all new major systems, giving buyers total confidence and long-term value. Featuring brand-new HVAC (furnace & condenser), updated electrical with new outlets, and all new plumbing throughout-this home offers truly worry-free living. Interior updates include new flooring, modern cabinetry with updated hardware, fresh fixtures, and a beautifully remodeled bathroom with a stand-up shower. Enjoy additional living space with a freshly painted back porch room, along with newer windows and roof already in place.

Key facts

• Updated electrical
• New plumbing
• Remodeled bathroom

Tags

• NEW HVAC
• UPDATED ELECTRICAL
• NEW PLUMBING
• NEW FLOORING
• MODERN CABINETRY
• REMODELED BATHROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: House construction
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Cap rate 8.4% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/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 $878 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $71k; list at $127k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.04% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $105,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 North Ave	0.47mi	3/1.0	1,092 (-3%)	0mo	$127,000	$116	74
902 N Horsman St	0.25mi	3/1.0	1,008 (-10%)	0mo	$35,000	$35	71
1021 N Rockton Ave	0.07mi	4/1.0 (+1)	1,248 (+11%)	5mo	$90,000	$72	69
912 King St	0.31mi	3/2.0	1,180 (+5%)	6mo	$132,000	$112	68
730 Woodlawn Ave	0.30mi	3/1.5	1,232 (+10%)	2mo	$92,900	$75	66
618 Napoleon St	0.31mi	2/1.0 (-1)	1,200 (+7%)	5mo	$115,000	$96	65
2018 Bruner St	0.72mi	3/1.0	1,115 (-0%)	2mo	$102,000	$91	64
1311 Grant Ave	0.51mi	3/1.0	1,191 (+6%)	3mo	$99,000	$83	64
1427 N Court St	0.61mi	3/1.0	1,200 (+7%)	2mo	$113,220	$94	58
2012 Bruner St	0.70mi	3/1.5	1,141 (+2%)	6mo	$115,000	$101	57
314 Underwood St	0.67mi	3/1.0	1,248 (+11%)	1mo	$65,000	$52	49
2031 Ridge Ave	0.72mi	3/1.5	1,270 (+13%)	0mo	$175,000	$138	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: 0.4%
• Equity multiple: 1.02×
• Total profit: $628
• Equity at exit: $18,936

10-year hold

• IRR: 14.5%
• Equity multiple: 2.42×
• Total profit: $50,666
• Equity at exit: $10,981

Cash invested: $35,560 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$666
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $223

Break-even live

Break-even rent $1,042

Max offer price $127,000

Occupancy floor 78%

Sensitivity live

Price	-10% $295	-5% $259	+0% $223	+5% $187	+10% $151
Rent	-10% $119	-5% $171	+0% $223	+5% $276	+10% $328
Rate	-1.0pp $287	-0.5pp $256	base $223	+0.5pp $190	+1.0pp $157

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	44d	1	0.17mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.33mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	44d	1	0.41mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	14d	4	0.46mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	44d	1	0.47mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	44d	1	0.47mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	22d	1	0.57mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	44d	1	0.58mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	22d	1	0.62mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	0.62mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.70mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	44d	1	0.80mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	14d	1	0.88mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	14d	1	0.90mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	0.97mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	22d	1	1.00mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	44d	1	1.02mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	14d	1	1.05mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	44d	1	1.07mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	14d	1	1.09mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	44d	1	1.13mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	1.17mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	1.18mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	14d	1	1.22mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.28mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	1.28mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.31mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	22d	1	1.31mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	44d	1	1.31mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	44d	1	1.31mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	44d	1	1.34mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	1.35mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	44d	1	1.45mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	22d	1	1.48mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	14d	1	1.48mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	44d	1	1.49mi

Listing history 4 events

1. 2026-06-19
   days on market $127,000 Active 3 DOM
2. 2026-06-18
   days on market $127,000 Active 2 DOM
3. 2026-06-17
   remarks 689-char remark
4. 2026-06-17
   listed $127,000 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: $1,251 · $104/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$816/yr (+$68/mo · 65.2%)

ⓘ 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 2/10 Low 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: $15,896
• − Mortgage interest: −$7,114
• − Property taxes: −$1,251
• − Insurance: −$635
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,695
• Taxable income: $658
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,521/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

+693.8% since first listed

11 events — show timeline

• 2026-06-16 Listed $127,000 NWIAR
• 2026-06-16 Listed $127,000 MRED as Distributed by MLS Grid
• 2025-07-31 Sold (Public Records) $71,000 Public Records
• 2025-07-28 Sold (MLS) $70,666 NWIAR
• 2001-11-15 Sold (Public Records) $11,500 Public Records
• 1999-04-15 Sold (Public Records) $44,000 Public Records
• 1998-02-11 Sold (Public Records) $46,500 Public Records
• 1998-02-11 Sold (Public Records) $46,500 Public Records
• 1996-01-18 Sold (Public Records) $153,500 Public Records
• 1992-08-18 Sold (Public Records) $9,000 Public Records
• 1988-06-08 Sold (Public Records) $16,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,251 · +10.0% YoY. Source: county tax records.