4657 High Point Dr · Rockford, IL 61114

$180,000

2 bd · 1.0 ba · 1,401 sqft · Townhouse · 24 Days on market

Built 1982 Good condition $128/sqft · at area comps Est $188k · at est. $240/mo HOA · 13% of rent

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +9.4/15.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

IDEAL NE LOCATION. END UNIT BACKS UP TO LUTHERAN HIGH SCHOOL BASEBALL DIAMOND/PARK. NICELY UPDATED, WOOD FLOORING, PARTIAL EXPOSED LOWER WITH BATH. MOVE IN READY. ASSOCIATION HAS ADDITIONAL $16.07 MONTHLY ASSESSMENT (5 YR) FOR REPAVING ROADS AND DRIVEWAYS. SELLER OFFERS HOME WARRANTY PLUS $2,000 CREDIT FOR 3 WINDOWS TO BE REPLACED ON LOWER LEVEL.

Key facts

• New furnace
• Walk-in closet
• Updated kitchen

Tags

• NEW FURNACE
• PRIVATE BACKYARD DECK
• UPDATED KITCHEN
• WALK-IN CLOSET
• FINISHED LOWER LEVEL
• FLEXIBLE LIVING SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $240 monthly fee

Exterior

• Parking: Attached asphalt 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential townhouse (condominium)
• Exterior features: Shingle roof; Full basement (finished below grade area)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closet(s); One fireplace
• Laundry & utility: Dryer; Water softener; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-313/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $176k (2.1% below list) — sets the bar for cash-flow.

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: Spring Creek Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 501 students, 0% FRL); Eisenhower Middle School (math 9% / reading 17%, grade F, #540 of 665 statewide, top 82%, 961 students, 0% FRL); Guilford High School (math 15% / reading 28%, grade F, #345 of 693 statewide, top 50%, 2,071 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: 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $180k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $176,232 (2.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.03% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

• ARV (median comp): $187,904
• List price: $180,000
• Delta: 1.12%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4653 High Point Dr #28	0.05mi	2/1.5	1,381 (-1%)	2mo	$180,000	$130	92
4669 High Point Drive #56 Dr	0.05mi	2/2.0	1,367 (-2%)	7mo	$179,000	$131	84
4649 High Point Dr Apt#25 Dr	0.05mi	3/1.5 (+1)	1,402 (+0%)	8mo	$179,900	$128	84
3527 Inglenook Ln #3527	0.25mi	2/2.0	1,401 (0%)	5mo	$190,000	$136	80
4645 High Point Drive #15	0.05mi	2/1.5	1,381 (-1%)	20mo	$151,000	$109	77
3516 Grandview Dr	0.20mi	2/2.0	1,401 (0%)	14mo	$206,000	$147	75
3518 Grandview Dr #3518	0.20mi	2/3.0	1,401 (0%)	16mo	$209,000	$149	70
3518 Grandview Dr	0.20mi	2/3.0	1,401 (0%)	16mo	$209,000	$149	70
4641 High Point Dr	0.08mi	2/2.0	1,549 (+11%)	8mo	$180,000	$116	67
1845 Bright View Dr	0.72mi	2/1.5	1,340 (-4%)	2mo	$165,000	$123	55
5027 Woodlake Dr	0.74mi	1/1.5 (-1)	1,480 (+6%)	3mo	$116,000	$78	47
3980 Pepper Dr #0	0.75mi	3/3.0 (+1)	1,228 (-12%)	21mo	$200,000	$163	14

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-30,651
• Equity at exit: $26,839

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-28,114
• Equity at exit: $15,563

Cash invested: $50,400 (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 61114

• Home prices YoY: -27.1%
• Active inventory: 74
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$240
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-26

Break-even live

Break-even rent $1,878

Max offer price $176,232

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $36	+0% $-26	+5% $-88	+10% $-150
Rent	-10% $-172	-5% $-99	+0% $-26	+5% $47	+10% $120
Rate	-1.0pp $65	-0.5pp $20	base $-26	+0.5pp $-73	+1.0pp $-120

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3273 Kimball Rd Unit 1 Rockford, IL	2.0	1.5	1100	$1,600	$1.45	45d	1	0.30mi
3273 Kimball Rd Rockford, IL	2.0	1.0	1100	$1,600	$1.45	45d	1	0.30mi
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	14d	1	0.83mi
5548 Spring Brook Rd Unit 5548 Rockford, IL	2.0	2.0	1730	$1,650	$0.95	14d	1	0.92mi
4112 Applewood Ln Loves Park, IL	1.0	1.0	975	$1,050	$1.08	14d	1	1.09mi
4041 Rennhart Loves Park, IL	1.0–2.0	1.0	1027	$1,250	$1.22	14d	5	1.38mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 20 events

1. 2026-06-15
   status $180,000 Pending 24 DOM
2. 2026-06-15
   days on market $180,000 Active 24 DOM
3. 2026-06-14
   days on market $180,000 Active 22 DOM
4. 2026-06-13
   days on market $180,000 Active 21 DOM
5. 2026-06-10
   days on market $180,000 Active 19 DOM
6. 2026-06-09
   days on market $180,000 Active 18 DOM
7. 2026-06-08
   days on market $180,000 Active 17 DOM
8. 2026-06-07
   pricedays on market $180,000 Active 16 DOM
9. 2026-06-03
   days on market $185,000 Active 12 DOM
10. 2026-06-02
    days on market $185,000 Active 11 DOM
11. 2026-06-01
    days on market $185,000 Active 10 DOM
12. 2026-05-31
    days on market $185,000 Active 9 DOM
13. 2026-05-30
    days on market $185,000 Active 8 DOM
14. 2026-05-09
    status Active 2318-char remark
15. 2026-05-04
    status Pending 2318-char remark
16. 2026-04-29
    status Active 2318-char remark
17. 2026-04-21
    status Pending 2318-char remark
18. 2026-04-01
    listed $190,000 Active 2318-char remark
19. 2019-06-27
    soldstatus $91,000 348-char remark

    Show marketing remark (348 chars)

    IDEAL NE LOCATION. END UNIT BACKS UP TO LUTHERAN HIGH SCHOOL BASEBALL DIAMOND/PARK. NICELY UPDATED, WOOD FLOORING, PARTIAL EXPOSED LOWER WITH BATH. MOVE IN READY. ASSOCIATION HAS ADDITIONAL $16.07 MONTHLY ASSESSMENT (5 YR) FOR REPAVING ROADS AND DRIVEWAYS. SELLER OFFERS HOME WARRANTY PLUS $2,000 CREDIT FOR 3 WINDOWS TO BE REPLACED ON LOWER LEVEL.

20. 2019-04-23
    listed $92,900 348-char remark

    Show marketing remark (348 chars)

    IDEAL NE LOCATION. END UNIT BACKS UP TO LUTHERAN HIGH SCHOOL BASEBALL DIAMOND/PARK. NICELY UPDATED, WOOD FLOORING, PARTIAL EXPOSED LOWER WITH BATH. MOVE IN READY. ASSOCIATION HAS ADDITIONAL $16.07 MONTHLY ASSESSMENT (5 YR) FOR REPAVING ROADS AND DRIVEWAYS. SELLER OFFERS HOME WARRANTY PLUS $2,000 CREDIT FOR 3 WINDOWS TO BE REPLACED ON LOWER LEVEL.

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

Taxation est. · year 1

• Rental income: $22,145
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$2,880
• − Depreciation: −$5,236
• Taxable loss: −$3,197
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $455/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with fresh updates and a move-in-ready appearance. It offers a spacious living area, updated kitchen, and two bedrooms. The property is well-maintained and ready for new owners.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet in bedrooms — carpet can be worn and is not as durable as other flooring options
• Both install new window treatments — new window treatments can improve energy efficiency and enhance curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet in bedrooms — carpet can be worn and is not as durable as other flooring options ↑
• Both install new window treatments — new window treatments can improve energy efficiency and enhance curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 15,026

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Black 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 7% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -84.00%
• Current HPI: 225.8485
• 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

+93.8% since first listed

6 events — show timeline

• 2026-06-15 Pending — NWIAR
• 2026-06-05 Price Changed $180,000 NWIAR
• 2026-05-26 Price Changed $185,000 NWIAR
• 2026-05-22 Listed $190,000 NWIAR
• 2019-06-27 Sold (MLS) $91,000 NWIAR
• 2019-04-23 Listed $92,900 NWIAR