1103 S Sunset Ave · Rockford, IL 61102

$35,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily · 3 Days on market

Built 1954 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity Only $35,000! Cape Cod style 1.5-story home on a huge corner lot with attached garage. Roof replaced in 2011. Property has been vacant for some time and needs rehab but offers great potential for the right buyer.

Key facts

• Huge corner lot
• Cape cod style
• Roof replaced

Tags

• CAPE COD STYLE
• HUGE CORNER LOT
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 32.9% 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: Rockford Envrnmntl Science Acad (math 0% / reading 7%, grade F, #652 of 665 statewide, top 98%, 1,051 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: 69 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.87% ✓
• Cap rate: 32.90%
• Cash-on-cash: 95.04%
• DSCR: 5.23
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $98,990
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 Loomis St	0.24mi	3/1.0	1,048 (+1%)	0mo	$88,000	$84	87
1012 S Independence Ave	0.09mi	3/1.0	974 (-6%)	14mo	$75,000	$77	73
1623 Hulin St	0.12mi	3/1.0	1,085 (+4%)	17mo	$96,000	$88	73
1807 Genoa St	0.15mi	2/1.0 (-1)	935 (-10%)	17mo	$125,000	$134	56
1254 Clover Ave	0.22mi	3/1.0	1,152 (+11%)	20mo	$117,000	$102	56
1012 S Johnston Ave	0.36mi	3/1.5	958 (-8%)	18mo	$92,000	$96	53
1253 Holland St	0.33mi	3/1.5	1,163 (+12%)	14mo	$110,000	$95	52
1523 Michigan Ave	0.70mi	2/1.0 (-1)	1,078 (+4%)	8mo	$136,000	$126	50
406 S Independence Ave	0.74mi	3/1.0	936 (-10%)	7mo	$105,000	$112	43
2205 Clover Ave	0.73mi	4/1.0 (+1)	1,100 (+6%)	14mo	$80,000	$73	40
1007 Island Ave	0.58mi	3/1.0	907 (-13%)	14mo	$86,500	$95	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.0%
• Equity multiple: 5.47×
• Total profit: $43,816
• Equity at exit: $5,219

10-year hold

• IRR: 98.7%
• Equity multiple: 11.41×
• Total profit: $102,025
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$184
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $776

Break-even live

Break-even rent $373

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	13d	1	0.59mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	20d	1	0.76mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	43d	1	0.78mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	43d	1	0.86mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	43d	1	0.87mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	1.01mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	43d	1	1.01mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	1.09mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	1.13mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	1.24mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.28mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	1.32mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	1.33mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	43d	1	1.33mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	13d	1	1.34mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	43d	1	1.35mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	43d	1	1.48mi

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-09
   historical
4. 2026-03-17
   status Pending
5. 2026-03-09
   listed $35,000 Active

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $16,264
• − Mortgage interest: −$1,961
• − Property taxes: −$1,157
• − Insurance: −$175
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,018
• Taxable income: $9,351
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $7,070/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
• 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

5 events — show timeline

• 2026-04-27 Pending — NWIAR
• 2026-04-24 Relisted — NWIAR
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — NWIAR
• 2026-03-09 Listed $35,000 NWIAR

Property tax history

-2.2%/yr

Latest (2024): $1,157 · +3.5% YoY. Source: county tax records.