1221 Blaisdell St · Rockford, IL 61101

$110,000

4 bd · 2.0 ba · 1,547 sqft · SingleFamily · 2 Days on market

Built 1900 0.25 ac lot Est $113k · 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +8.7/15.0
• 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

Offers due 5/27 at 1pm. Welcome to this four bedroom, two bathroom home featuring a functional layout w/ plenty of space. The kitchen is nicely arranged & comes complete w/ all appliances, plus room for an everyday eating area. Just off the kitchen, situated perfectly between the main living space & the garage, you will find a three season room. A separate dining room provides additional space for meals & gatherings. For added convenience, the laundry is located on the main floor. The home includes two full bathrooms, one of which features a convenient walk-in shower. Many vinyl windows throughout the house help bring in natural light. Outside, the property offers a fenced

Key facts

• Three season room
• Vinyl windows
• Fenced yard

Tags

• THREE SEASON ROOM
• FENCED YARD
• LAUNDRY ON MAIN FLOOR
• WALK-IN SHOWER
• VINYL WINDOWS
• STORAGE SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: Shingle roof; Quarter-acre lot

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.4% 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: 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: 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% of the median local income ($46k/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 + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $110,000

Questions for the listing agent

1. Built in 1900 — 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: 1.41% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $112,931
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 N Hinkley Ave	0.20mi	4/1.0	1,536 (-1%)	8mo	$125,000	$81	79
417 Oakley Ave	0.35mi	4/2.0	1,456 (-6%)	0mo	$38,000	$26	73
1332 School St	0.16mi	3/2.0 (-1)	1,678 (+8%)	7mo	$60,000	$36	68
407 Forest Ave	0.20mi	3/1.0 (-1)	1,621 (+5%)	7mo	$57,000	$35	68
410 Oakley Ave	0.39mi	3/1.0 (-1)	1,440 (-7%)	5mo	$105,000	$73	57
718 N Central Ave	0.41mi	3/1.5 (-1)	1,432 (-7%)	6mo	$127,840	$89	57
1227 Chestnut St	0.58mi	3/1.5 (-1)	1,611 (+4%)	3mo	$92,000	$57	56
528 Horsman St	0.61mi	5/1.5 (+1)	1,624 (+5%)	6mo	$86,400	$53	51
2001 School St	0.58mi	4/1.0	1,376 (-11%)	2mo	$117,000	$85	49
317 N Central Ave	0.44mi	3/1.5 (-1)	1,364 (-12%)	6mo	$112,000	$82	47
3119 Blackstone Ave	0.75mi	4/1.0	1,380 (-11%)	3mo	$149,900	$109	40
2111 Sherman Ave	0.69mi	3/2.0 (-1)	1,371 (-11%)	5mo	$56,898	$42	40

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: 9.8%
• Equity multiple: 1.38×
• Total profit: $11,850
• Equity at exit: $16,401

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $48,594
• 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 61101

• Home prices YoY: -25.4%
• Active inventory: 79
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $466

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $542	-5% $504	+0% $466	+5% $428	+10% $390
Rent	-10% $343	-5% $404	+0% $466	+5% $527	+10% $588
Rate	-1.0pp $521	-0.5pp $494	base $466	+0.5pp $437	+1.0pp $408

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1146 Fairview Ave Rockford, IL	4.0	1.5	1344	$1,250	$0.93	22d	1	0.08mi
418 Orchard Park Rockford, IL	3.0	1.0	1232	$1,500	$1.22	14d	1	0.23mi
303 Forest Ave Rockford, IL	4.0	1.0	1568	$1,800	$1.15	45d	1	0.26mi
1510 School St Unit 1 Rockford, IL	3.0	1.5	1400	$1,200	$0.86	45d	1	0.27mi
210 Irving Ave Rockford, IL	5.0	1.0	1202	$1,850	$1.54	45d	1	0.40mi
207 N Central Ave Rockford, IL	4.0	1.5	1296	$1,500	$1.16	14d	1	0.47mi
2222 Andrews St Rockford, IL	4.0	1.0	1400	$1,600	$1.14	14d	1	0.74mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	0.77mi
2315 Green St Rockford, IL	3.0	1.0	1290	$1,600	$1.24	45d	1	0.99mi
901 N Horace Ave Rockford, IL	3.0	2.0	1400	$1,700	$1.21	14d	1	1.09mi
2916 School St Rockford, IL	3.0	1.5	1578	$2,400	$1.52	45d	1	1.16mi
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	45d	1	1.22mi

Listing history 1 events

1. 2026-05-25
   listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,619
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,200
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,608/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): 19,318
• Household income: $46,163
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1170.0

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 0.66)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 2%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% 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: ▼ -69.58%
• Current HPI: 204.8946
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-25 Listed $110,000 NWIAR

Property tax history

-7.3%/yr

Latest (2021): $108 · -45.2% YoY. Source: county tax records.