1404 Benton St · Rockford, IL 61107

$107,000

4 bd · 1.5 ba · 1,829 sqft · SingleFamily · 61 Days on market

Built 1900 0.27 ac lot $59/sqft · at area comps Est $112k · at est.

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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 +9.3/15.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

Key facts

• Large lot
• Huge kitchen
• 0.27 acre lot

Tags

• GENEROUS LIVING SPACES
• HUGE KITCHEN
• SEPARATE LAUNDRY ROOM
• LARGE LOT
• DETACHED 2-CAR GARAGE
• RADON MITIGATION SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: C Henry Bloom Elem School (math 12% / reading 8%, grade F, #1,517 of 2,056 statewide, top 78%, 410 students, 0% FRL); Abraham Lincoln Middle School (math 3% / reading 7%, grade F, #636 of 665 statewide, top 98%, 699 students, 0% FRL); Rockford East High School (math 7% / reading 13%, grade F, #528 of 693 statewide, top 82%, 1,718 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 (+5.9%/yr); 157 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $740 of loan paydown is wiped out by about $3k 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 + 5.9% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $107k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.2

CMA / ARV

• ARV (median comp): $111,575
• List price: $107,000
• Delta: -4.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Benton St	0.00mi	4/1.5	1,829 (0%)	1mo	$107,000	$59	100
1411 Crosby St	0.10mi	4/2.0	1,775 (-3%)	2mo	$120,000	$68	87
509 N 6th St	0.43mi	4/1.5	1,823 (-0%)	0mo	$125,000	$69	79
1529 Benton St	0.16mi	4/2.0	1,579 (-14%)	1mo	$193,000	$122	67
1611 Jackson St	0.20mi	3/2.5 (-1)	2,029 (+11%)	1mo	$195,000	$96	63
1315 4th Ave	0.58mi	4/1.0	1,953 (+7%)	3mo	$82,500	$42	57
212 N Gardiner Ave	0.36mi	3/1.5 (-1)	1,595 (-13%)	2mo	$105,500	$66	55
703 3rd St	0.47mi	4/2.0	2,030 (+11%)	4mo	$101,000	$50	55
1846 2nd Ave	0.59mi	3/2.0 (-1)	1,708 (-7%)	1mo	$195,000	$114	53
314 N London Ave	0.53mi	3/1.0 (-1)	1,622 (-11%)	1mo	$185,000	$114	49
227 London Ave S	0.62mi	5/2.5 (+1)	1,634 (-11%)	4mo	$115,000	$70	41
634 Rome Ave	0.72mi	3/1.0 (-1)	1,568 (-14%)	0mo	$190,000	$121	36

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.71×
• Total profit: $21,254
• Equity at exit: $15,954

10-year hold

• IRR: 27.6%
• Equity multiple: 3.82×
• Total profit: $84,466
• Equity at exit: $9,251

Cash invested: $29,960 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$561
• Tax from tax record: −$235 /mo · $2,821/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $523

Break-even live

Break-even rent $1,064

Max offer price $107,000

Occupancy floor 65%

Sensitivity live

Price	-10% $583	-5% $553	+0% $523	+5% $492	+10% $462
Rent	-10% $386	-5% $454	+0% $523	+5% $591	+10% $659
Rate	-1.0pp $577	-0.5pp $550	base $523	+0.5pp $495	+1.0pp $467

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 S Gardiner Ave Unit AVE2 Rockford, IL	4.0	1.0	1306	$1,600	$1.23	45d	1	0.59mi
1004 15th St Rockford, IL	4.0	1.5	1267	$1,450	$1.14	22d	1	1.04mi
1231 11th Ave Rockford, IL	4.0	1.0	1284	$1,450	$1.13	45d	1	1.12mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	15d	1	1.23mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	15d	1	1.26mi

Listing history 12 events

1. 2026-05-11
   status Pending 1439-char remark

   Show marketing remark (1439 chars)

   **Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

2. 2026-04-24
   price $107,000 1439-char remark

   Show marketing remark (1439 chars)

   **Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

3. 2026-04-05
   price $115,000 1439-char remark

   Show marketing remark (1439 chars)

   **Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

4. 2026-03-30
   price $117,000 1439-char remark

   Show marketing remark (1439 chars)

   **Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

5. 2026-03-11
   listed $120,000 Active 1439-char remark

   Show marketing remark (1439 chars)

   **Opportunity is knocking!** If you've been looking for a home where you can roll up your sleeves, add some TLC, and build instant sweat equity, this one is definitely worth a look. This **spacious 4-bedroom home** offers great bones and tons of potential for a homeowner ready to make it their own or an investor looking for their next fix-and-flip or rental opportunity. Inside you'll find **generous living spaces and a huge kitchen with room for an eating area**, perfect for gatherings. The home features **two bedrooms on the main level**, which works great for an in-law setup, guest room, home office, or anyone who prefers to avoid stairs. Upstairs you'll find **two additional bedrooms** with plenty of space to work with and also a half bathroom. Just off the kitchen is a **separate laundry room with a closet**, adding convenience and extra storage. Outside, the property sits on a **large lot and includes a detached 2-car garage** that could really shine again with some attention. A **radon mitigation system was installed in 2016**, offering added peace of mind. Location is another plus - the home is **super close to schools, parks, and major roads**, making everyday living and commuting easy. With the right vision and updates, this property has the potential to truly shine. Whether you're looking to **create your dream home or invest in your next project**, this one is full of possibilities.

6. 2016-07-25
   soldstatus $19,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2016-07-01
   status Pending 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2016-05-21
   listed $25,000 New 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2007-09-27
   soldstatus $60,000
10. 2002-11-13
    soldstatus $62,000
11. 1996-01-12
    soldstatus $64,000
12. 1996-01-12
    soldstatus $64,000

ⓘ 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: $2,821 · $235/mo
• Projected year-2 tax: $2,821 · $235/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: $20,710
• − Mortgage interest: −$5,994
• − Property taxes: −$2,821
• − Insurance: −$535
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,113
• Taxable income: $4,934
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $5,087/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): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• 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

+67.2% since first listed

12 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $107,000 MRED as Distributed by MLS Grid
• 2026-04-05 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $117,000 MRED as Distributed by MLS Grid
• 2026-03-11 Listed $120,000 MRED as Distributed by MLS Grid
• 2016-07-25 Sold (MLS) $19,000 MRED as Distributed by MLS Grid
• 2016-07-01 Pending — MRED as Distributed by MLS Grid
• 2016-05-21 Listed $25,000 MRED as Distributed by MLS Grid
• 2007-09-27 Sold (Public Records) $60,000 Public Records
• 2002-11-13 Sold (Public Records) $62,000 Public Records
• 1996-01-12 Sold (Public Records) $64,000 Public Records
• 1996-01-12 Sold (Public Records) $64,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $2,821 · +6.4% YoY. Source: county tax records.