1422 North Ave · Rockford, IL 61103

$110,000

3 bd · 1.0 ba · 1,370 sqft · SingleFamily · 3 Days on market

Built 1925 Est $129k · 15% under

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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 +26.8/30.0
• ARV discount +14.1/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• 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

Listing remarks MLS

Priced at an affordable $110,000, this brick home in Rockford’s historic Signal Hill neighborhood is your signal to make a smart move. The property offers two main floor bedrooms plus a walk-up attic to a third bedroom (non-conforming) and extra storage space. Plenty of charm here with original hardwoods, enclosed sun porch off the living room and a cozy fireplace. Several updates over the years make this move-in ready, while leaving a little room for your own finishing touches. A 1-car detached garage, accessibility ramp, and solid overall condition add everyday convenience. If you’ve been waiting for the right home at the right price, this one stands out.

Key facts

• Garage
• Built 1925
• Listed 3 days

Property features AI

Finance

• Other: Fee simple ownership; Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Public power (assumed)
• Home design: Detached single-family home; 1.5-story design; Accessible / disability-equipped; Over 100 years old; Vinyl siding
• Construction: Vinyl siding construction; Unfinished full basement (foundation present); Built before 1978
• Exterior features: Deck (approx. 10 x 8); Sun room (approx. 12 x 8); Lot less than 0.25 acre; Lot dimensions approx. 40 x 118.75 x 40 x 118.75; School bus and commuter bus service

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main level (approx. 13 x 11); Second bedroom on the main level (approx. 12 x 11); Third bedroom on the second level (approx. 10 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other cooling
• Interior features: French doors; 6 total rooms
• Laundry & utility: Laundry room; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.6% 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: 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); 105 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $25k; list at $110k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1925 — 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. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $128,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Price St	0.10mi	3/1.5	1,392 (+2%)	0mo	$145,000	$104	91
1428 North Ave	0.01mi	3/2.0	1,435 (+5%)	1mo	$115,000	$80	87
621 Napoleon St	0.30mi	2/1.0 (-1)	1,437 (+5%)	0mo	$45,000	$31	73
1427 N Court St	0.16mi	3/1.0	1,200 (-12%)	2mo	$113,220	$94	70
928 North Ave	0.33mi	4/1.0 (+1)	1,482 (+8%)	1mo	$149,900	$101	65
928 North Ave	0.33mi	4/1.0 (+1)	1,482 (+8%)	1mo	$149,900	$101	65
2031 Ridge Ave	0.48mi	3/1.5	1,270 (-7%)	0mo	$175,000	$138	63
318 Logan St	0.67mi	4/1.0 (+1)	1,384 (+1%)	2mo	$158,000	$114	60
1617 Custer Ave	0.49mi	2/1.0 (-1)	1,463 (+7%)	1mo	$135,000	$92	60
730 Woodlawn Ave	0.68mi	3/1.5	1,232 (-10%)	2mo	$92,900	$75	48
2310 N Winnebago St	0.71mi	3/1.5	1,542 (+13%)	1mo	$140,000	$91	42
2310 N Winnebago Ave	0.71mi	3/1.5	1,542 (+13%)	1mo	$140,000	$91	42

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: 6.7%
• Equity multiple: 1.28×
• Total profit: $8,520
• Equity at exit: $16,401

10-year hold

• IRR: 20.1%
• Equity multiple: 3.10×
• Total profit: $64,585
• 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: 105
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$577
• Tax from tax record: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $302

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $333	+0% $302	+5% $271	+10% $240
Rent	-10% $196	-5% $249	+0% $302	+5% $355	+10% $408
Rate	-1.0pp $357	-0.5pp $330	base $302	+0.5pp $273	+1.0pp $244

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 N Court St Unit 1407 Rockford, IL	2.0	1.0	1530	$1,100	$0.72	45d	1	0.15mi
1121 N Church St Rockford, IL	2.0	1.0	900	$1,200	$1.33	22d	1	0.37mi
1832 N Main St Rockford, IL	2.0–3.0	1.0–2.0	872	$1,199	$1.37	14d	1	0.44mi
2422 Benderwirt Ave Unit 2422-1 Rockford, IL	2.0	1.0	1150	$1,025	$0.89	45d	1	0.48mi
922 N Church St Rockford, IL	2.0	2.0	1150	$1,450	$1.26	45d	1	0.52mi
203 Carlton Ter Rockford, IL	2.0	1.0	900	$1,250	$1.39	22d	1	0.56mi
913 N Main St Rockford, IL	2.0	1.0–2.0	1050	$2,300	$2.19	22d	1	0.63mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.64mi
2208 Fremont St Rockford, IL	3.0	1.0	938	$1,400	$1.49	14d	1	0.67mi
2308 Fremont St Rockford, IL	3.0	1.0	1320	$1,600	$1.21	45d	1	0.72mi
1614 Pauline Ave Rockford, IL	2.0	1.0	956	$1,400	$1.46	45d	1	0.75mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.06mi
1823 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	22d	1	1.06mi
3007 Huffman Blvd Rockford, IL	3.0	1.5	1296	$1,450	$1.12	45d	1	1.06mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,400	$1.60	14d	1	1.07mi
2019 Overdene Ave Rockford, IL	3.0	1.0	875	$1,500	$1.71	45d	1	1.07mi
607 N 2nd St Unit 607-6 Rockford, IL	2.0	1.0	875	$950	$1.09	45d	1	1.10mi
1617 Vermont St Rockford, IL	2.0	1.0	1375	$1,325	$0.96	45d	1	1.14mi
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	1.15mi
2330 Kilburn Ave Rockford, IL	2.0–3.0	1.0–2.0	950	$1,199	$1.26	14d	1	1.24mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	14d	1	1.30mi
314 N Longwood St Rockford, IL	2.0	1.0	1060	$1,100	$1.04	45d	1	1.32mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	45d	1	1.33mi
1112 Crosby St Rockford, IL	2.0	1.0	1000	$1,050	$1.05	22d	1	1.35mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	1.42mi
1138 Revell Ave Rockford, IL	2.0	1.0	900	$800	$0.89	45d	1	1.44mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	1.47mi

Listing history 11 events

1. 2026-05-07
   status Pending

   Show marketing remark (677 chars)

   Priced at an affordable $110,000, this brick home in Rockford’s historic Signal Hill neighborhood is your signal to make a smart move. The property offers two main floor bedrooms plus a walk-up attic to a third bedroom (non-conforming) and extra storage space. Plenty of charm here with original hardwoods, enclosed sun porch off the living room and a cozy fireplace. Several updates over the years make this move-in ready, while leaving a little room for your own finishing touches. A 1-car detached garage, accessibility ramp, and solid overall condition add everyday convenience. If you’ve been waiting for the right home at the right price, this one stands out.

2. 2026-05-07
   status Pending 677-char remark

   Show marketing remark (677 chars)

   Priced at an affordable $110,000, this brick home in Rockford’s historic Signal Hill neighborhood is your signal to make a smart move. The property offers two main floor bedrooms plus a walk-up attic to a third bedroom (non-conforming) and extra storage space. Plenty of charm here with original hardwoods, enclosed sun porch off the living room and a cozy fireplace. Several updates over the years make this move-in ready, while leaving a little room for your own finishing touches. A 1-car detached garage, accessibility ramp, and solid overall condition add everyday convenience. If you’ve been waiting for the right home at the right price, this one stands out.

3. 2026-05-04
   listed $110,000 Active 677-char remark

   Show marketing remark (677 chars)

   Priced at an affordable $110,000, this brick home in Rockford’s historic Signal Hill neighborhood is your signal to make a smart move. The property offers two main floor bedrooms plus a walk-up attic to a third bedroom (non-conforming) and extra storage space. Plenty of charm here with original hardwoods, enclosed sun porch off the living room and a cozy fireplace. Several updates over the years make this move-in ready, while leaving a little room for your own finishing touches. A 1-car detached garage, accessibility ramp, and solid overall condition add everyday convenience. If you’ve been waiting for the right home at the right price, this one stands out.

4. 2026-05-03
   listed $110,000 Active
5. 2018-04-16
   soldstatus $24,900 244-char remark

   Show marketing remark (244 chars)

   All brick 2 bedroom home with enclosed front porch. Lots of natural wood work and floors. Kitchen with formal dining room and all brick fireplace in living room. Main floor bedrooms and possible 3rd bedroom upstairs. Great Investment property!!

6. 2017-12-27
   historical
7. 2017-11-10
   price
8. 2017-10-10
   listed New

   Show marketing remark (244 chars)

   All brick 2 bedroom home with enclosed front porch. Lots of natural wood work and floors. Kitchen with formal dining room and all brick fireplace in living room. Main floor bedrooms and possible 3rd bedroom upstairs. Great Investment property!!

9. 2017-10-10
   listed $24,900 244-char remark

   Show marketing remark (244 chars)

   All brick 2 bedroom home with enclosed front porch. Lots of natural wood work and floors. Kitchen with formal dining room and all brick fireplace in living room. Main floor bedrooms and possible 3rd bedroom upstairs. Great Investment property!!

10. 2008-05-29
    soldstatus $66,500
11. 2002-10-03
    soldstatus $68,500

ⓘ 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: $1,650 · $138/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$423/yr (+$35/mo · 25.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $16,131
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,200
• Taxable income: $1,988
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,144/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

+60.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Pending — NWIAR
• 2026-05-04 Listed $110,000 NWIAR
• 2026-05-03 Listed $110,000 MRED as Distributed by MLS Grid
• 2018-04-16 Sold (MLS) $24,900 NWIAR
• 2017-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2017-11-10 Price Changed — MRED as Distributed by MLS Grid
• 2017-10-10 Listed — MRED as Distributed by MLS Grid
• 2017-10-10 Listed $24,900 NWIAR
• 2008-05-29 Sold (Public Records) $66,500 Public Records
• 2002-10-03 Sold (Public Records) $68,500 Public Records

Property tax history

-1.1%/yr

Latest (2024): $1,650 · +18.1% YoY. Source: county tax records.