1634 Loomis St · Rockford, IL 61102

$65,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily · 3 Days on market

Built 1950 7,405 sqft lot Est $84k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5-story home offering 3 bedrooms, 1 bathroom and a detached 1-car garage. The main floor features a living room, eat-in kitchen, full bathroom, sun room off the kitchen and two bedrooms. Upstairs you’ll find one large primary bedroom with wood flooring and plenty of space. Full unfinished basement provides additional storage and utility space. Property is tenant occupied with a long term tenant and would make a great addition to a rental portfolio or investment opportunity. Sold as-is, no FHA/VA

Key facts

• 7,405 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Possession subject to tenant's rights
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Built before 1978 (71–80 years old)
• Construction: Aluminum siding construction
• Exterior features: Lot dimensions approximately 52 x 164.11 x 42.5 x 162.23; Lot less than 0.25 acre; Aluminum siding

Interior

• Kitchen: Kitchen (approximately 9 x 18)
• Bedrooms: Three bedrooms (two on the main level, one master on the second level); Main-level bedrooms approx. 10 x 11 and 10 x 11; Main-level bedroom approx. 10 x 12; Second-level master bedroom approx. 16 x 27
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full, unfinished basement; Den; Dining room; Family room; Living room
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$83,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 19.4% 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: Rockford Envrnmntl Science Acad (math 0% / reading 7%, grade F, #652 of 665 statewide, top 98%, 1,051 students, 0% FRL); Jefferson High School (math 3% / reading 9%, grade F, #608 of 693 statewide, top 88%, 2,114 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: 69 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~3 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1950 — 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: 2.21% ✓
• Cap rate: 19.40%
• Cash-on-cash: 46.81%
• DSCR: 3.08
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $83,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1235 Clover Ave	0.24mi	3/1.0	1,342 (+4%)	2mo	$48,500	$36	80
1017 Clover Ave	0.26mi	3/2.0	1,314 (+2%)	3mo	$60,000	$46	78
1217 Rose Ave	0.30mi	3/1.0	1,360 (+6%)	2mo	$175,000	$129	75
2012 Knowlton St	0.39mi	3/1.0	1,312 (+2%)	11mo	$130,000	$99	70
1506 Victoria Ave	0.38mi	3/1.5	1,374 (+7%)	2mo	$130,000	$95	67
1908 Loomis St	0.16mi	2/2.0 (-1)	1,342 (+4%)	12mo	$55,000	$41	66
1221 Rose Ave	0.31mi	3/1.5	1,411 (+10%)	14mo	$147,000	$104	56
923 Morgan St	0.50mi	3/1.0	1,340 (+4%)	16mo	$63,500	$47	56
1253 Holland St	0.39mi	3/1.5	1,163 (-10%)	14mo	$110,000	$95	52
619 S Henrietta Ave	0.70mi	3/1.0	1,260 (-2%)	14mo	$65,000	$52	52
1254 Holland St	0.42mi	2/1.0 (-1)	1,375 (+7%)	19mo	$50,000	$36	48
1212 Holland St	0.39mi	3/2.0	1,473 (+14%)	13mo	$96,000	$65	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 2.91×
• Total profit: $34,687
• Equity at exit: $9,692

10-year hold

• IRR: 50.1%
• Equity multiple: 5.86×
• Total profit: $88,450
• Equity at exit: $5,620

Cash invested: $18,200 (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 61102

• Home prices YoY: -33.1%
• Active inventory: 69
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $710

Break-even live

Break-even rent $537

Max offer price $65,000

Occupancy floor 46%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 Ferguson St #2 Rockford, IL	2.0	1.0	1200	$1,200	$1.00	13d	1	0.64mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	0.76mi
1221 S Court St Rockford, IL	2.0	1.0	1170	$1,350	$1.15	44d	1	0.83mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	44d	1	0.85mi
1229 S Church St Unit 2 Rockford, IL	3.0	1.0	1096	$1,300	$1.19	44d	1	0.91mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	13d	1	0.99mi
2403 Elm St Rockford, IL	2.0	1.0	1373	$1,400	$1.02	44d	1	0.99mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	13d	1	1.09mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	13d	1	1.23mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	44d	1	1.25mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	13d	1	1.29mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	13d	1	1.29mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	44d	1	1.33mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	44d	1	1.34mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	44d	1	1.34mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	44d	1	1.42mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	44d	1	1.45mi

Listing history 4 events

1. 2026-05-24
   listed $65,000 Active 508-char remark

   Show marketing remark (508 chars)

   1.5-story home offering 3 bedrooms, 1 bathroom and a detached 1-car garage. The main floor features a living room, eat-in kitchen, full bathroom, sun room off the kitchen and two bedrooms. Upstairs you’ll find one large primary bedroom with wood flooring and plenty of space. Full unfinished basement provides additional storage and utility space. Property is tenant occupied with a long term tenant and would make a great addition to a rental portfolio or investment opportunity. Sold as-is, no FHA/VA

2. 2026-05-24
   listed $65,000 Active

   Show marketing remark (508 chars)

   1.5-story home offering 3 bedrooms, 1 bathroom and a detached 1-car garage. The main floor features a living room, eat-in kitchen, full bathroom, sun room off the kitchen and two bedrooms. Upstairs you’ll find one large primary bedroom with wood flooring and plenty of space. Full unfinished basement provides additional storage and utility space. Property is tenant occupied with a long term tenant and would make a great addition to a rental portfolio or investment opportunity. Sold as-is, no FHA/VA

3. 2013-09-16
   soldstatus $155,000
4. 2005-09-07
   soldstatus $45,000

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$399/yr (+$33/mo · 58.9%)

ⓘ 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: $17,230
• − Mortgage interest: −$3,641
• − Property taxes: −$678
• − Insurance: −$325
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$1,891
• Taxable income: $7,939
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $6,613/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
• City population: 147,297
• Population (ZIP): 16,620

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 25% Two or more races 15%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -93.81%
• Current HPI: 189.9634
• 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

+44.4% since first listed

4 events — show timeline

• 2026-05-24 Listed $65,000 NWIAR
• 2026-05-24 Listed $65,000 MRED as Distributed by MLS Grid
• 2013-09-16 Sold (Public Records) $155,000 Public Records
• 2005-09-07 Sold (Public Records) $45,000 Public Records

Property tax history

-7.1%/yr

Latest (2024): $678 · -1.0% YoY. Source: county tax records.