1478 Temple Cir · Cherry Valley, IL 61108

$259,900

4 bd · 2.0 ba · — sqft · MultiFamily · 3 Days on market

Built 1980

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• 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

Well-maintained ranch-style duplex in a prime location! This property features two units with identical floor plan units, each offering a living room with a brick fireplace, spacious eat-in kitchen, two bedrooms, full bathroom, one car attached garage, with a separate basements with laundry and separate utilities. A shared deck overlooks the tree-lined yard and landscaping. Recent updates include a new furnace and AC in 2025 for Unit 1480, a new furnace in 2024 for Unit 1478, roof replacement in 2015, and a new driveway in 2025. Fantastic central location just minutes from I-90, downtown Cherry Valley, shopping, schools, and more. Don’t miss this opportunity to own a turnkey duplex in a well established neighborhood! Property is being sold “as is. ”

Key facts

• Recent updates
• Ranch-style duplex
• Brick fireplace

Tags

• RANCH-STYLE DUPLEX
• BRICK FIREPLACE
• SPACIOUS EAT-IN KITCHEN
• SHARED DECK
• TREE-LINED YARD
• RECENT UPDATES

Property features AI

Finance

• Other: Two units in the building; Each unit listed with tenant-paid electric and gas; Unit rents shown: $800 and $835; Each unit includes garage/space; Units offer 4 rooms with 2 bedrooms and 1 full bath each
• Financial info: No special service area; Insurance expense: $698

Exterior

• Parking: Attached garage (1 garage space total); 1 parking space
• Utilities: Well water; Public sewer
• Home design: Two-to-four unit property; Fee simple ownership; 80 x 140 x 80 x 140 lot dimensions
• Construction: Vinyl siding and brick exterior; Built approximately 41–50 years ago
• Exterior features: School bus service; Interstate access

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms (two 2-bedroom units)
• Bathrooms: 2 full bathrooms (one in each unit)
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: 8 total rooms; Unfinished full basement
• Laundry & utility: Laundry hook-up in each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $261/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.7% vs local median 2.7% in Cherry Valley — 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 73/100 on livability (#273 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, 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); 114 active listings in the ZIP; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• At $3,052/mo this rent would consume 57% of the median local household income ($64k/yr) (locally 1199% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $128k; list at $260k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $259,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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 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: 1.17% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $7,306
• Equity at exit: $38,752

10-year hold

• IRR: 16.6%
• Equity multiple: 2.69×
• Total profit: $122,928
• Equity at exit: $22,471

Cash invested: $72,772 (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 61108

• Home prices YoY: -29.2%
• Rents YoY: 8.1%
• Active inventory: 114
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$419 /mo · $5,025/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $521

Break-even live

Break-even rent $2,392

Max offer price $259,900

Occupancy floor 78%

Sensitivity live

Price	-10% $668	-5% $595	+0% $521	+5% $448	+10% $374
Rent	-10% $280	-5% $401	+0% $521	+5% $642	+10% $762
Rate	-1.0pp $652	-0.5pp $587	base $521	+0.5pp $454	+1.0pp $385

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,052
Total (2 units)			$3,052

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-25
   listed $259,900 Active 777-char remark

   Show marketing remark (777 chars)

   Well-maintained ranch-style duplex in a prime location! This property features two units with identical floor plan units, each offering a living room with a brick fireplace, spacious eat-in kitchen, two bedrooms, full bathroom, one car attached garage, with a separate basements with laundry and separate utilities. A shared deck overlooks the tree-lined yard and landscaping. Recent updates include a new furnace and AC in 2025 for Unit 1480, a new furnace in 2024 for Unit 1478, roof replacement in 2015, and a new driveway in 2025. Fantastic central location just minutes from I-90, downtown Cherry Valley, shopping, schools, and more. Don’t miss this opportunity to own a turnkey duplex in a well established neighborhood! Property is being sold “as is. ”

2. 2026-05-25
   listed $259,900 Active

   Show marketing remark (777 chars)

   Well-maintained ranch-style duplex in a prime location! This property features two units with identical floor plan units, each offering a living room with a brick fireplace, spacious eat-in kitchen, two bedrooms, full bathroom, one car attached garage, with a separate basements with laundry and separate utilities. A shared deck overlooks the tree-lined yard and landscaping. Recent updates include a new furnace and AC in 2025 for Unit 1480, a new furnace in 2024 for Unit 1478, roof replacement in 2015, and a new driveway in 2025. Fantastic central location just minutes from I-90, downtown Cherry Valley, shopping, schools, and more. Don’t miss this opportunity to own a turnkey duplex in a well established neighborhood! Property is being sold “as is. ”

3. 1992-02-04
   soldstatus $128,000
4. 1992-02-04
   soldstatus $128,000

ⓘ 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: $5,025 · $419/mo
• Projected year-2 tax: $5,462 · $455/mo
• Expected delta: +$437/yr (+$36/mo · 8.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,624
• − Mortgage interest: −$14,558
• − Property taxes: −$5,025
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$7,561
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $5,696/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 — Cherry Valley

• Score: 73/100
• State rank: #273
• US rank: #5199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Winnebago County · 147,297 people
• City population: 116
• Metro: Rockford, IL
• Population (ZIP): 30,355
• Household income: $64,415
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1199.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Black 11% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Portuguese 3% Arab 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 75% English-only · Spanish 16% Arabic 3% Other Asian/Pacific 2%

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: ▼ -90.38%
• Current HPI: 218.6339
• 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

+103.0% since first listed

4 events — show timeline

• 2026-05-25 Listed $259,900 NWIAR
• 2026-05-25 Listed $259,900 MRED as Distributed by MLS Grid
• 1992-02-04 Sold (Public Records) $128,000 Public Records
• 1992-02-04 Sold (Public Records) $128,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $5,025 · +4.6% YoY. Source: county tax records.