810 Camlin Ave · Rockford, IL 61103

$153,900

4 bd · 2.0 ba · 1,000 sqft · SingleFamily · 42 Days on market

Built 1948 Est $115k · 34% over

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Why this score? — see what drove the F 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 +13.6/30.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• 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

Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

Key facts

• Raised patio
• Updated windows
• Gas fireplace

Tags

• 3 SEASON PORCH
• LARGE KITCHEN
• UPDATED WINDOWS
• GAS FIREPLACE
• RAISED PATIO
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $8 ($92/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 $145k (5.8% below list).
• Recommended offer: $145k (5.8% 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: Rents rising fast (+8.1%/yr); 103 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,931 (5.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $115,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 Douglas St	0.12mi	3/1.0 (-1)	1,067 (+7%)	7mo	$135,000	$127	68
2119 Douglas St	0.30mi	3/1.0 (-1)	1,075 (+8%)	1mo	$135,000	$126	64
1705 N Church St	0.47mi	3/1.5 (-1)	1,056 (+6%)	0mo	$160,000	$152	61
2216 N Court St	0.67mi	3/1.0 (-1)	1,000 (0%)	3mo	$125,000	$125	57
2038 Douglas St	0.21mi	3/1.0 (-1)	1,103 (+10%)	10mo	$127,000	$115	55
1508 Myott Ave	0.32mi	3/1.0 (-1)	1,094 (+9%)	13mo	$66,000	$60	50
1906 Hancock St	0.04mi	3/1.0 (-1)	1,140 (+14%)	22mo	$99,900	$88	47
2208 N Court St	0.66mi	4/1.0	1,107 (+11%)	2mo	$80,000	$72	46
1318 Custer Ave	0.44mi	3/1.0 (-1)	1,136 (+14%)	8mo	$140,000	$123	41
1803 Auburn St	0.74mi	3/1.0 (-1)	1,084 (+8%)	14mo	$117,000	$108	31
2212 Fremont St	0.49mi	3/1.0 (-1)	1,128 (+13%)	20mo	$105,000	$93	30
1411 Vernon St	0.46mi	3/1.0 (-1)	1,145 (+14%)	21mo	$90,000	$79	28

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: -10.1%
• Equity multiple: 0.61×
• Total profit: $-16,724
• Equity at exit: $22,947

10-year hold

• IRR: 5.4%
• Equity multiple: 1.49×
• Total profit: $21,199
• Equity at exit: $13,306

Cash invested: $43,092 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$807
• Tax from tax record: −$266 /mo · $3,193/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $8

Break-even live

Break-even rent $1,440

Max offer price $153,900

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $51	+0% $8	+5% $-36	+10% $-79
Rent	-10% $-107	-5% $-50	+0% $8	+5% $65	+10% $122
Rate	-1.0pp $85	-0.5pp $47	base $8	+0.5pp $-32	+1.0pp $-73

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$1,199	$1.37	13d	1	0.38mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	44d	1	0.46mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.51mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	44d	1	0.56mi
4719 Illinois St Loves Park, IL	3.0	1.0	1188	$1,600	$1.35	13d	1	0.90mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	44d	1	1.11mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	21d	1	1.16mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.16mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	44d	1	1.23mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.23mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	1.31mi

Listing history 27 events

1. 2026-04-14
   soldstatus $150,000
2. 2026-04-13
   soldstatus $150,000 Closed 352-char remark

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

3. 2026-03-18
   status Pending

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

4. 2026-03-18
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

5. 2026-03-14
   price $153,900 352-char remark

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

6. 2026-03-14
   price $153,900

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

7. 2026-02-04
   listed $159,900 Active 352-char remark

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

8. 2026-02-04
   listed $159,900 Active

   Show marketing remark (352 chars)

   Edgewater District. 4 bedroom, 2 bath updated home. Hardwood floors, 3 season porch, new flooring, original wood trim. Large kitchen, updated windows, roof, A/C unit in past 10 years. Gas fireplace (new). Lower level has complete large apartment for added income or just mother in-law. Outside has raised patio w/ furniture. Privacy fence! AGENT OWNED.

9. 2025-12-09
   historical
10. 2025-11-19
    price $164,000
11. 2025-11-19
    price
12. 2025-09-17
    price $169,900
13. 2025-09-17
    price
14. 2025-08-27
    listed Active
15. 2017-09-10
    historical
16. 2017-06-08
    listed New
17. 2017-05-03
    soldstatus $38,000
18. 2017-04-20
    listed $38,000
19. 2017-02-28
    historical
20. 2016-12-13
    price
21. 2016-10-24
    price
22. 2016-08-04
    price
23. 2016-07-11
    listed New
24. 2015-06-22
    historical
25. 2015-02-13
    listed New
26. 2012-07-19
    soldstatus $65,000
27. 2001-02-01
    soldstatus $55,000

ⓘ 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: $3,193 · $266/mo
• Projected year-2 tax: $3,343 · $279/mo
• Expected delta: +$150/yr (+$13/mo · 4.7%)

ⓘ 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: $17,392
• − Mortgage interest: −$8,621
• − Property taxes: −$3,193
• − Insurance: −$770
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,477
• Taxable loss: −$2,452
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $680/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

+172.7% since first listed

27 events — show timeline

• 2026-04-14 Sold (Public Records) $150,000 Public Records
• 2026-04-13 Sold (MLS) $150,000 NWIAR
• 2026-03-18 Pending — MRED as Distributed by MLS Grid
• 2026-03-18 Pending — NWIAR
• 2026-03-14 Price Changed $153,900 NWIAR
• 2026-03-14 Price Changed $153,900 MRED as Distributed by MLS Grid
• 2026-02-04 Listed $159,900 MRED as Distributed by MLS Grid
• 2026-02-04 Listed $159,900 NWIAR
• 2025-12-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-19 Price Changed $164,000 NWIAR
• 2025-11-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-17 Price Changed $169,900 NWIAR
• 2025-09-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-08-27 Listed — MRED as Distributed by MLS Grid
• 2017-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2017-06-08 Listed — MRED as Distributed by MLS Grid
• 2017-05-03 Sold (MLS) $38,000 NWIAR
• 2017-04-20 Listed $38,000 NWIAR
• 2017-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2016-12-13 Price Changed — MRED as Distributed by MLS Grid
• 2016-10-24 Price Changed — MRED as Distributed by MLS Grid
• 2016-08-04 Price Changed — MRED as Distributed by MLS Grid
• 2016-07-11 Listed — MRED as Distributed by MLS Grid
• 2015-06-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-02-13 Listed — MRED as Distributed by MLS Grid
• 2012-07-19 Sold (Public Records) $65,000 Public Records
• 2001-02-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $3,193 · +3.5% YoY. Source: county tax records.