5814 Wilson Ave · Loves Park, IL 61111

$200,000

2 bd · 1.0 ba · 624 sqft · MultiFamily · 30 Days on market

Built 1940 4,356 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

SBR

Key facts

• 4,356 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residential house
• Exterior features: Shingle roof; Lot approximately 0.1 acre

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas water heater; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.9% in Loves Park — 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 74/100 on livability (#255 in IL, #4,724 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Harlem UD 122 (suburban): math 17% / reading 23% proficiency, ranked #418 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Loves Park Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 351 students, 0% FRL); Harlem High School (math 18% / reading 23%, grade F, #350 of 693 statewide, top 51%, 1,875 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($197k) 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.
• Current owner paid $41k; list at $200k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,979
• Equity at exit: $29,821

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $18,238
• Equity at exit: $17,292

Cash invested: $56,000 (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 61111

• Active inventory: 91
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $335

Break-even live

Break-even rent $1,832

Max offer price $200,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,256
Total (2 units)			$2,256

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 Douglas St Unit 1 Rockford, IL	1.0	1.0	500	$850	$1.70	44d	1	1.26mi
2202 Hancock St Unit 2202-3H Rockford, IL	1.0	1.0	550	$875	$1.59	44d	1	1.40mi

Listing history 28 events

1. 2026-06-13
   statusdays on market $200,000 Pending 30 DOM
2. 2026-06-10
   days on market $200,000 Active 28 DOM
3. 2026-06-09
   days on market $200,000 Active 27 DOM
4. 2026-06-08
   days on market $200,000 Active 26 DOM
5. 2026-06-07
   days on market $200,000 Active 25 DOM
6. 2026-06-03
   days on market $200,000 Active 21 DOM
7. 2026-06-02
   days on market $200,000 Active 20 DOM
8. 2026-06-01
   days on market $200,000 Active 19 DOM
9. 2026-05-31
   days on market $200,000 Active 18 DOM
10. 2026-05-30
    days on market $200,000 Active 17 DOM
11. 2026-05-12
    listed $200,000 Active
12. 2022-02-08
    price $950
13. 2022-01-28
    soldstatus $41,117 3-char remark

    Show marketing remark (3 chars)

    SBR

14. 2022-01-28
    listed $41,117 3-char remark

    Show marketing remark (3 chars)

    SBR

15. 2019-01-14
    soldstatus $345,000
16. 2017-02-28
    soldstatus $43,000
17. 2017-02-24
    soldstatus $43,000 Closed Sale 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

18. 2017-02-24
    soldstatus $43,000

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

19. 2017-02-08
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

20. 2017-01-03
    status Reactivated 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

21. 2016-08-04
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

22. 2016-07-20
    price $25,000 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

23. 2016-07-01
    listed $27,500 New 326-char remark

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

24. 2016-07-01
    listed $25,000

    Show marketing remark (326 chars)

    Today's Bargain Priced Special! A 2 bedroom ranch with 1 car attached garage. Currently rented for $550 a month to a month to month tenant. There are 2 similar homes on one corner lot. Must be sold with 252 Sheridan Drive. Buy this pair, live in one and have monthly income from the other house or rent both for $1100 a month.

25. 2016-05-31
    historical
26. 2015-10-22
    listed New
27. 2015-10-22
    historical
28. 2015-10-21
    listed New

ⓘ 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: $3,777 · $315/mo
• Projected year-2 tax: $4,159 · $347/mo
• Expected delta: +$381/yr (+$32/mo · 10.1%)

ⓘ 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 ≥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: $27,072
• − Mortgage interest: −$11,203
• − Property taxes: −$3,777
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$5,818
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,798/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: Harlem UD 122
• NCES district ID: 1718240
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $51,228
• Composite: 18.01/100
• National rank: #8982
• State rank: #418 of 620 in IL

Livability — Loves Park

• Score: 74/100
• State rank: #255
• US rank: #4724

Category grades

Amenities C Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loves Park, IL
• City population: 22,838
• Population (ZIP): 22,838

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: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Hispanic / Latino 9% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 4% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -125.48%
• Current HPI: 222.3872
• 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

+700.0% since first listed

18 events — show timeline

• 2026-05-12 Listed $200,000 NWIAR
• 2022-02-08 Price Changed $950 RENT.
• 2022-01-28 Listed $41,117 NWIAR
• 2022-01-28 Sold (MLS) $41,117 NWIAR
• 2019-01-14 Sold (Public Records) $345,000 Public Records
• 2017-02-28 Sold (Public Records) $43,000 Public Records
• 2017-02-24 Sold (MLS) $43,000 MRED as Distributed by MLS Grid
• 2017-02-24 Sold (MLS) $43,000 NWIAR
• 2017-02-08 Pending — MRED as Distributed by MLS Grid
• 2017-01-03 Relisted — MRED as Distributed by MLS Grid
• 2016-08-04 Pending — MRED as Distributed by MLS Grid
• 2016-07-20 Price Changed $25,000 MRED as Distributed by MLS Grid
• 2016-07-01 Listed $27,500 MRED as Distributed by MLS Grid
• 2016-07-01 Listed $25,000 NWIAR
• 2016-05-31 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-22 Listed — MRED as Distributed by MLS Grid
• 2015-10-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-21 Listed — MRED as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $3,777 · +157.2% YoY. Source: county tax records.