717 Ellis Ave · Rockford, IL 61103

$120,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 15 Days on market

Built 1910 5,227 sqft lot Est $131k · 8% under

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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 +15.5/30.0
• ARV discount +11.3/15.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• 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

Check out this classic two-story Rockford home featuring several major mechanical updates already completed for peace of mind. Recent improvements include the roof (2021), gutters (2021), central A/C (2021), furnace (2019), and main sewer line from the home to the city connection (2022). Inside, you’ll find hardwood floors and plenty of character throughout. Outside, the property offers a fenced backyard and a one-car garage off the alley. The kitchen and bath could benefit from cosmetic updates, and the home is priced accordingly. Currently tenant-occupied on a month-to-month lease at $1,000 per month. Due to the tenant’s schedule, all showings must take place on weekends. &quo

Key facts

• One-car garage
• Fenced backyard
• Hardwood floors

Tags

• FENCED BACKYARD
• ONE-CAR GARAGE
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

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); 105 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $830 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

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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 $65k; list at $120k implies a 85% 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 $118,200 (1.5% below list)

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. 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: 1.00% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Ellis Ave	0.00mi	2/1.0	1,040 (0%)	1mo	$118,000	$113	99
1819 Douglas St	0.07mi	3/1.0 (+1)	1,067 (+3%)	7mo	$135,000	$127	81
2119 Douglas St	0.35mi	3/1.0 (+1)	1,075 (+3%)	1mo	$135,000	$126	72
2016 Melrose St	0.25mi	2/1.0	1,104 (+6%)	10mo	$138,000	$125	70
2008 Melrose St	0.23mi	2/2.0	988 (-5%)	10mo	$150,000	$152	69
1705 N Church St	0.53mi	3/1.5 (+1)	1,056 (+2%)	1mo	$160,000	$152	65
2038 Douglas St	0.27mi	3/1.0 (+1)	1,103 (+6%)	10mo	$127,000	$115	64
414 Sheridan St	0.37mi	2/1.0	1,102 (+6%)	12mo	$140,000	$127	63
1329 Boilvin Ave	0.50mi	2/1.0	1,131 (+9%)	7mo	$142,000	$126	57
1449 Myott Ave	0.40mi	2/1.0	940 (-10%)	11mo	$120,000	$128	56
1318 Custer Ave	0.53mi	3/1.0 (+1)	1,136 (+9%)	8mo	$140,000	$123	48
1311 Grant Ave	0.74mi	3/1.0 (+1)	1,191 (+14%)	3mo	$99,000	$83	34

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: -7.7%
• Equity multiple: 0.70×
• Total profit: $-10,007
• Equity at exit: $17,892

10-year hold

• IRR: 7.7%
• Equity multiple: 1.72×
• Total profit: $24,326
• Equity at exit: $10,375

Cash invested: $33,600 (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: 105
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,663/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $48

Break-even live

Break-even rent $1,141

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $82	+0% $48	+5% $14	+10% $-20
Rent	-10% $-47	-5% $0	+0% $48	+5% $95	+10% $142
Rate	-1.0pp $108	-0.5pp $78	base $48	+0.5pp $16	+1.0pp $-15

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$999	$1.14	15d	1	0.44mi
2306 Melrose St Unit 23062-N Rockford, IL	1.0	1.0	900	$950	$1.06	23d	1	0.50mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	45d	1	0.55mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	15d	1	0.59mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	45d	1	0.64mi
1401 N Court St Rockford, IL	2.0	1.0	850	$950	$1.12	45d	1	0.65mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	23d	1	0.79mi
1904 Auburn St Unit 1904-4 Rockford, IL	2.0	1.0	800	$1,050	$1.31	45d	1	0.85mi
1904 Auburn St Unit 1904-2 Rockford, IL	1.0	1.0	700	$950	$1.36	46d	1	0.85mi
4719 Illinois St Loves Park, IL	3.0	1.0	1188	$1,600	$1.35	15d	1	0.90mi
2008 Auburn St Unit 2008-1E Rockford, IL	1.0	1.0	850	$925	$1.09	23d	1	0.92mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	23d	1	0.96mi
939 N Church St Unit 939-9 Rockford, IL	1.0	1.0	750	$925	$1.23	45d	1	1.01mi
929 N Main St Rockford, IL	1.0	1.0	662	$999	$1.51	15d	1	1.02mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	23d	1	1.06mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	45d	1	1.06mi
920 N Church St Rockford, IL	2.0	1.0	750	$1,295	$1.73	15d	4	1.06mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	45d	1	1.19mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	15d	1	1.24mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	23d	1	1.24mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	45d	1	1.26mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	45d	1	1.32mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	15d	1	1.32mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.34mi
3311 Sun Valley Ter Unit 3311-8 Rockford, IL	2.0	1.0	850	$995	$1.17	45d	1	1.34mi
3303 Sun Valley Ter Unit 3303-11 Rockford, IL	2.0	1.0	850	$950	$1.12	23d	1	1.37mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	45d	1	1.46mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	23d	1	1.47mi

Listing history 8 events

1. 2026-04-02
   status Pending
2. 2026-03-18
   listed $120,000 Active
3. 2018-10-09
   historical
4. 2018-09-12
   price
5. 2018-07-03
   listed New
6. 1998-07-20
   soldstatus $65,000
7. 1992-12-01
   soldstatus $47,000
8. 1992-12-01
   soldstatus $47,000

ⓘ 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: $2,663 · $222/mo
• Projected year-2 tax: $2,694 · $224/mo
• Expected delta: +$30/yr (+$3/mo · 1.1%)

ⓘ 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: $14,412
• − Mortgage interest: −$6,722
• − Property taxes: −$2,663
• − Insurance: −$600
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,491
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $899/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

+155.3% since first listed

8 events — show timeline

• 2026-04-02 Pending — NWIAR
• 2026-03-18 Listed $120,000 NWIAR
• 2018-10-09 Listing Removed — MRED as Distributed by MLS Grid
• 2018-09-12 Price Changed — MRED as Distributed by MLS Grid
• 2018-07-03 Listed — MRED as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $65,000 Public Records
• 1992-12-01 Sold (Public Records) $47,000 Public Records
• 1992-12-01 Sold (Public Records) $47,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $2,663 · +6.6% YoY. Source: county tax records.