3018 Andrews St · Rockford, IL 61101

$120,000

3 bd · 1.0 ba · 864 sqft · SingleFamily · 50 Days on market

Built 1965 6,098 sqft lot Est $111k · 9% over

---

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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• ARV discount +3.7/15.0
• 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 MLS

Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

Key facts

• Established area
• Close to schools
• First floor laundry

Tags

• FIRST FLOOR LAUNDRY
• ESTABLISHED AREA
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO GROCERY STORE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 $87k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.11% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 N Horace Ave	0.24mi	2/1.0 (-1)	896 (+4%)	7mo	$116,900	$130	72
2213 Mulberry St	0.54mi	2/1.0 (-1)	864 (0%)	4mo	$42,000	$49	66
513 Overland Trl	0.51mi	3/1.0	936 (+8%)	10mo	$130,000	$139	54
724 N Greenview Ave	0.30mi	2/1.0 (-1)	768 (-11%)	12mo	$99,900	$130	53
2315 Chestnut St	0.54mi	2/1.0 (-1)	932 (+8%)	7mo	$125,000	$134	51
917 Willard Ave	0.44mi	2/1.0 (-1)	768 (-11%)	6mo	$98,000	$128	51
2015 Chestnut St	0.73mi	3/1.0	830 (-4%)	12mo	$65,000	$78	50
521 N Johnston Ave	0.42mi	2/1.0 (-1)	984 (+14%)	8mo	$58,000	$59	46
410 Foster Ave	0.65mi	3/1.5	974 (+13%)	8mo	$127,500	$131	40
414 Howard Ave	0.72mi	2/1.0 (-1)	768 (-11%)	4mo	$68,000	$89	39
325 Webster Ave	0.72mi	2/1.0 (-1)	944 (+9%)	9mo	$58,500	$62	38
120 Victory St	0.75mi	2/1.0 (-1)	766 (-11%)	6mo	$61,000	$80	36

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-73
• Equity at exit: $17,892

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $24,799
• Equity at exit: $10,375

Cash invested: $33,600 (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: 76
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $305

Break-even live

Break-even rent $947

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 School St Rockford, IL	4.0	1.0	1090	$1,400	$1.28	43d	1	0.05mi
2305 School St Unit 2305-7 Rockford, IL	2.0	1.0	875	$995	$1.14	43d	1	0.48mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	0.60mi
2011 School St Rockford, IL	3.0	1.0	950	$1,500	$1.58	43d	1	0.66mi
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	13d	1	0.84mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	13d	1	0.84mi
924 N Sunset Ave Rockford, IL	2.0	1.0	725	$1,050	$1.45	13d	1	0.85mi
1826 Green St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	21d	1	0.86mi
1413 La Belle Ave Rockford, IL	2.0	1.0	900	$1,200	$1.33	43d	1	1.04mi
1116 Irving Ave Unit 1116-301 Rockford, IL	2.0	1.0	800	$950	$1.19	21d	1	1.12mi
912 Furman St Rockford, IL	2.0	1.0	1000	$1,300	$1.30	13d	1	1.14mi

Listing history 25 events

1. 2026-03-09
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

2. 2026-03-09
   status Pending

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

3. 2026-03-09
   status Active

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

4. 2026-03-09
   historical 157-char remark

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

5. 2026-03-08
   historical
6. 2026-02-26
   status Active 157-char remark

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

7. 2026-02-26
   status Active

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

8. 2026-02-03
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

9. 2026-02-03
   status Pending

   Show marketing remark (157 chars)

   Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

10. 2026-01-20
    status Active 157-char remark

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

11. 2026-01-20
    status Active

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

12. 2026-01-14
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

13. 2026-01-14
    status Pending

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

14. 2026-01-12
    price $120,000

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

15. 2026-01-12
    price $120,000 157-char remark

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

16. 2025-12-19
    listed $125,000 Active 157-char remark

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

17. 2025-12-19
    listed $125,000 Active

    Show marketing remark (157 chars)

    Adorable 3 bedroom ranch that's move in ready. Located in established area with first floor laundry. Close to schools & shopping & grocery store.

18. 2023-03-24
    status Pending 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

19. 2022-12-02
    status Pending 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

20. 2022-05-12
    soldstatus $87,000
21. 2022-05-11
    soldstatus $87,000 Closed 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

22. 2022-05-11
    soldstatus $87,000 Closed 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

23. 2022-05-11
    soldstatus $87,000 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

24. 2022-03-29
    listed $85,000 72-char remark

    Show marketing remark (72 chars)

    Small ranch, 3 bedroom, newly renovated new flooring, bathroom, kitchen.

25. 1988-12-29
    soldstatus $9,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$949/yr (+$79/mo · 115.0%)

ⓘ 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 ≥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: $15,990
• − Mortgage interest: −$6,722
• − Property taxes: −$825
• − Insurance: −$600
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,491
• Taxable income: $1,794
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,225/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

+1233.3% since first listed

25 events — show timeline

• 2026-03-09 Pending — NWIAR
• 2026-03-09 Pending — MRED as Distributed by MLS Grid
• 2026-03-09 Relisted — MRED as Distributed by MLS Grid
• 2026-03-09 Delisted — NWIAR
• 2026-03-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-26 Relisted — NWIAR
• 2026-02-26 Relisted — MRED as Distributed by MLS Grid
• 2026-02-03 Pending — NWIAR
• 2026-02-03 Pending — MRED as Distributed by MLS Grid
• 2026-01-20 Relisted — NWIAR
• 2026-01-20 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Pending — NWIAR
• 2026-01-14 Pending — MRED as Distributed by MLS Grid
• 2026-01-12 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-01-12 Price Changed $120,000 NWIAR
• 2025-12-19 Listed $125,000 MRED as Distributed by MLS Grid
• 2025-12-19 Listed $125,000 NWIAR
• 2023-03-24 Pending — NWIAR
• 2022-12-02 Pending — NWIAR
• 2022-05-12 Sold (Public Records) $87,000 Public Records
• 2022-05-11 Sold (MLS) $87,000 NWIAR
• 2022-05-11 Sold (MLS) $87,000 NWIAR
• 2022-05-11 Sold (MLS) $87,000 NWIAR
• 2022-03-29 Listed $85,000 NWIAR
• 1988-12-29 Sold (Public Records) $9,000 Public Records

Property tax history

-2.9%/yr

Latest (2024): $825 · +30.0% YoY. Source: county tax records.