1012 N Court St · Rockford, IL 61103

$110,000

4 bd · 2.0 ba · — sqft · MultiFamily · 16 Days on market

Built 1900

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

Key facts

• Local schools
• Desirable area
• Built 1900

Tags

• PRIME ROCKFORD LOCATION
• GENEROUS LIVING SPACE
• NEAR SINNISSIPPI PARK
• LOCAL SCHOOLS
• DESIRABLE AREA

Property features AI

Finance

• Other: Built before 1978
• Financial info: Building contains 2 units; Unit 1 rent $889 (security deposit $889); lease info available; Unit 2 rent/amenities: tenant pays all; no appliances listed for unit 2; Special Service Area: No

Exterior

• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property; Fee simple ownership; 100+ years old; Not rebuilt or rehabbed
• Construction: Vinyl siding
• Exterior features: Lot less than 0.25 acre; Lot dimensions: 6864

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 4 bedrooms (two 2-bedroom units: one on 1st floor, one on 2nd floor)
• Bathrooms: 2 full bathrooms (one in each unit)
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms; Unfinished full basement
• Laundry & utility: Tenant pays all utilities

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: West Middle School (math 3% / reading 11%, grade F, #627 of 665 statewide, top 95%, 849 students, 0% FRL); Auburn High School (math 26% / reading 32%, grade F, #210 of 693 statewide, top 30%, 1,936 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); 103 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $2,373/mo this rent would consume 56% of the median local household income ($51k/yr) (locally 1402% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 8.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y 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 $82k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 2.16% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.57%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 N Court St	0.04mi	4/2.0	—	6mo	$160,000	—	80
1128 Grant Ave	0.13mi	4/2.0	—	3mo	$185,000	—	79
1315 N Court St	0.29mi	4/2.0	—	1mo	$135,000	—	73
1305 Garrison Ave	0.32mi	4/2.0	—	3mo	$215,000	—	70
1401 N Court St	0.34mi	5/2.0 (+1)	—	3mo	$160,000	—	65
801 N Winnebago St	0.37mi	3/2.0 (-1)	—	2mo	$91,000	—	64
915-917 N Winnebago St	0.34mi	5/2.0 (+1)	—	4mo	$105,000	—	63
635 Garfield Ave	0.36mi	4/2.0	—	10mo	$171,000	—	62
1324 Evelyn St	0.34mi	4/3.0	1,240	6mo	$1,320,000	$1,065	62
2308 Auburn St	0.52mi	4/2.0	942	3mo	$165,000	$175	61
2121 Auburn St	0.46mi	4/4.0	—	7mo	$270,000	—	52
416 N Horsman St	0.72mi	3/5.0 (-1)	—	3mo	$135,000	—	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: 42.8%
• Equity multiple: 2.98×
• Total profit: $61,120
• Equity at exit: $16,401

10-year hold

• IRR: 51.3%
• Equity multiple: 7.36×
• Total profit: $196,031
• Equity at exit: $9,511

Cash invested: $30,800 (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 61103

• Home prices YoY: -27.3%
• Rents YoY: 8.1%
• Active inventory: 103
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$577
• Tax from tax record: −$211 /mo · $2,528/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1,041

Break-even live

Break-even rent $1,055

Max offer price $110,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,374
Total (2 units)			$2,373

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
977 Indian Ter Rockford, IL	3.0	2.5	—	$3,250	—	43d	1	0.25mi
330 King St Rockford, IL	4.0	2.0	—	$1,700	—	43d	1	0.37mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	13d	1	0.41mi
718 Locust St Rockford, IL	3.0	1.0	—	$1,550	—	13d	1	0.64mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	13d	1	0.71mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	13d	1	0.98mi
512 Market St Unit 512 UPPER Rockford, IL	3.0	1.0	—	$1,750	—	43d	1	1.00mi
2215 Hecker Ave Unit 2215 Rockford, IL	3.0	1.0	800	$1,095	$1.37	43d	1	1.04mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	43d	1	1.04mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	20d	1	1.09mi
222 S 2nd St Unit 224 Rockford, IL	3.0	1.0	—	$1,350	—	20d	1	1.17mi
3133 Liberty Dr Rockford, IL	3.0	1.5	—	$1,675	—	20d	1	1.18mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	43d	1	1.19mi
507 Oak St Unit 2 Rockford, IL	3.0	2.5	—	$1,250	—	20d	1	1.21mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.33mi
1803 Sauber Ave Rockford, IL	3.0	1.0	—	$1,400	—	20d	1	1.34mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	43d	1	1.40mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	20d	1	1.40mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.40mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	43d	1	1.41mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	13d	1	1.41mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	43d	1	1.41mi
210 Irving Ave Rockford, IL	5.0	1.0	1202	$1,850	$1.54	43d	1	1.42mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	13d	1	1.44mi
620 Paris Ave Rockford, IL	5.0	3.5	—	$2,200	—	20d	1	1.46mi

Listing history 47 events

1. 2026-05-06
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

2. 2026-05-06
   status Pending

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

3. 2026-05-05
   status Active 562-char remark

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

4. 2026-05-05
   status Active

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

5. 2026-04-22
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

6. 2026-04-22
   status Pending

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

7. 2026-04-07
   listed $110,000 Active 562-char remark

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

8. 2026-04-07
   listed $110,000 Active

   Show marketing remark (562 chars)

   Great investment opportunity! Spacious 2,422 sq ft duplex featuring two large 2-bedroom units. Property needs some TLC but offers tremendous sweat equity potential for investors looking to build their portfolio or owner-occupants wanting to live in one unit and rent out the other. Generous room sizes and solid layout provide a strong foundation to add value. Conveniently located near Sinnissippi Park, local schools, and downtown Rockford, offering easy access to recreation, dining, and shopping. Opportunity awaits—bring your vision and make it shine!

9. 2023-03-24
   status Pending 311-char remark

   Show marketing remark (311 chars)

   CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

10. 2022-12-02
    status Pending 311-char remark

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

11. 2022-06-03
    soldstatus $81,500
12. 2022-05-20
    soldstatus $81,500 Closed 311-char remark

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

13. 2022-05-20
    soldstatus $81,500 Closed 311-char remark

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

14. 2022-05-20
    soldstatus $81,500 311-char remark

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

15. 2022-05-20
    soldstatus $81,500 Closed

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

16. 2022-04-03
    status Pending
17. 2022-03-29
    status Active
18. 2022-03-23
    status Pending
19. 2022-03-17
    price $89,000
20. 2022-03-06
    listed $89,000 311-char remark

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

21. 2022-03-06
    listed $99,000 Active

    Show marketing remark (311 chars)

    CONSISTENTLY BRINGS IN $1,726/MONTH IN RENTAL INCOME! DUE TO PARTICIPATION IN IHDA PROGRAM, YOU CAN COUNT ON COLLECTING RENT EVERY MONTH. IN ADDITION, THIS BUILDING HAS GREAT ARCHITECTURAL DETAILS LIKE HARDWOOD FLOORS, MILLWORK IN THE DINING ROOM, AND TALL CEILINGS. SPACIOUS, 1200 SQ FT 2-BEDROOM/1 BATH UNITS.

22. 2020-01-21
    soldstatus $50,000 Closed Sale
23. 2020-01-21
    soldstatus $50,000
24. 2019-11-06
    status Pending
25. 2019-06-18
    listed $70,000 New
26. 2019-06-18
    listed $70,000
27. 2017-04-26
    soldstatus $20,000
28. 2017-04-21
    soldstatus $20,000 Closed Sale
29. 2017-04-21
    soldstatus $20,000
30. 2016-12-05
    status Pending
31. 2016-04-18
    price $39,500
32. 2016-03-21
    listed $43,900 New
33. 2016-03-18
    listed $39,500
34. 2014-07-01
    historical
35. 2014-02-19
    listed New
36. 2008-09-30
    historical
37. 2008-06-27
    listed
38. 2007-09-21
    historical
39. 2007-03-27
    listed
40. 2003-10-31
    soldstatus $55,000
41. 2002-03-26
    soldstatus $59,000
42. 1997-04-30
    soldstatus $56,000
43. 1997-04-30
    soldstatus $56,000
44. 1993-02-22
    soldstatus $57,500
45. 1993-02-22
    soldstatus $57,500
46. 1990-10-01
    soldstatus $53,500
47. 1989-01-03
    soldstatus $68,000

ⓘ 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: $2,528 · $211/mo
• Projected year-2 tax: $2,528 · $211/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 ≥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: $28,476
• − Mortgage interest: −$6,162
• − Property taxes: −$2,528
• − Insurance: −$550
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$3,200
• Taxable income: $11,480
• Est. tax owed @ 24.0%: −$2,755
• After-tax cash flow: $9,741/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

+61.8% since first listed

47 events — show timeline

• 2026-05-06 Pending — NWIAR
• 2026-05-06 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Relisted — NWIAR
• 2026-05-05 Relisted — MRED as Distributed by MLS Grid
• 2026-04-22 Pending — NWIAR
• 2026-04-22 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Listed $110,000 NWIAR
• 2026-04-07 Listed $110,000 MRED as Distributed by MLS Grid
• 2023-03-24 Pending — NWIAR
• 2022-12-02 Pending — NWIAR
• 2022-06-03 Sold (Public Records) $81,500 Public Records
• 2022-05-20 Sold (MLS) $81,500 MRED as Distributed by MLS Grid
• 2022-05-20 Sold (MLS) $81,500 NWIAR
• 2022-05-20 Sold (MLS) $81,500 NWIAR
• 2022-05-20 Sold (MLS) $81,500 NWIAR
• 2022-04-03 Pending — MRED as Distributed by MLS Grid
• 2022-03-29 Relisted — MRED as Distributed by MLS Grid
• 2022-03-23 Pending — MRED as Distributed by MLS Grid
• 2022-03-17 Price Changed $89,000 MRED as Distributed by MLS Grid
• 2022-03-06 Listed $99,000 MRED as Distributed by MLS Grid
• 2022-03-06 Listed $89,000 NWIAR
• 2020-01-21 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2020-01-21 Sold (MLS) $50,000 NWIAR
• 2019-11-06 Pending — MRED as Distributed by MLS Grid
• 2019-06-18 Listed $70,000 MRED as Distributed by MLS Grid
• 2019-06-18 Listed $70,000 NWIAR
• 2017-04-26 Sold (Public Records) $20,000 Public Records
• 2017-04-21 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2017-04-21 Sold (MLS) $20,000 NWIAR
• 2016-12-05 Pending — MRED as Distributed by MLS Grid
• 2016-04-18 Price Changed $39,500 MRED as Distributed by MLS Grid
• 2016-03-21 Listed $43,900 MRED as Distributed by MLS Grid
• 2016-03-18 Listed $39,500 NWIAR
• 2014-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2014-02-19 Listed — MRED as Distributed by MLS Grid
• 2008-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-27 Listed — MRED as Distributed by MLS Grid
• 2007-09-21 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-27 Listed — MRED as Distributed by MLS Grid
• 2003-10-31 Sold (Public Records) $55,000 Public Records
• 2002-03-26 Sold (Public Records) $59,000 Public Records
• 1997-04-30 Sold (Public Records) $56,000 Public Records
• 1997-04-30 Sold (Public Records) $56,000 Public Records
• 1993-02-22 Sold (Public Records) $57,500 Public Records
• 1993-02-22 Sold (Public Records) $57,500 Public Records
• 1990-10-01 Sold (Public Records) $53,500 Public Records
• 1989-01-03 Sold (Public Records) $68,000 Public Records

Property tax history

+0.3%/yr

Latest (2024): $2,528 · +3.5% YoY. Source: county tax records.