605 Garver Ave · Rockford, IL 61102

$50,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 13 Days on market

Built 1942 0.32 ac lot Est $93k · 46% 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

Ranch home with 2 bedrooms, 1 bathroom and detached 1-car garage on two parcels totaling . 32 acres of land. Main floor laundry, no basement. Needs TLC. Sold as-is, no FHA/VA.

Key facts

• 0.32 acre lot
• Garage
• Built 1942

Property features AI

Finance

• Other: Fee simple ownership; Property not currently leased
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Well water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built 81–90 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 100 x 140; Lot between 0.25 and 0.49 acre

Interior

• Kitchen: Kitchen on the main level (10 x 16)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Four total rooms
• Laundry & utility: Main-level laundry room (8 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.0% 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: Mcintosh Elementary (math 2% / reading 2%, grade F, #1,927 of 2,056 statewide, top 100%, 333 students, 0% FRL); Kennedy Middle School (math 3% / reading 2%, grade F, #660 of 665 statewide, top 100%, 380 students, 0% FRL); Auburn High School (math 26% / reading 32%, grade F, #210 of 693 statewide, top 30%, 1,936 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: 71 active listings in the ZIP; 3 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $17k; list at $50k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.60% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.67%
• DSCR: 3.34
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $93,248
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 S Memorial Ave	0.07mi	2/1.0	757 (+1%)	3mo	$100,000	$132	93
612 Atwood Ave	0.04mi	2/1.0	690 (-8%)	6mo	$50,100	$73	79
423 Atwood Ave	0.19mi	2/1.0	864 (+15%)	3mo	$147,500	$171	64
419 Garver Ave	0.20mi	1/1.0 (-1)	840 (+12%)	10mo	$79,000	$94	58
412 Lincoln Park Blvd	0.55mi	3/1.0 (+1)	735 (-2%)	15mo	$33,600	$46	53
407 Atwood Ave	0.26mi	3/1.0 (+1)	840 (+12%)	22mo	$104,000	$124	45

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: 50.7%
• Equity multiple: 3.22×
• Total profit: $31,097
• Equity at exit: $7,455

10-year hold

• IRR: 56.1%
• Equity multiple: 6.55×
• Total profit: $77,722
• Equity at exit: $4,323

Cash invested: $14,000 (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: 71
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $615

Break-even live

Break-even rent $522

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $643	-5% $629	+0% $615	+5% $600	+10% $586
Rent	-10% $512	-5% $563	+0% $615	+5% $666	+10% $717
Rate	-1.0pp $640	-0.5pp $627	base $615	+0.5pp $602	+1.0pp $588

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3834 Preston St Rockford, IL	3.0	1.0	912	$1,300	$1.43	14d	1	0.75mi
615 Newport Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	14d	1	0.76mi
504 Lexington Ave Rockford, IL	2.0	1.0	700	$1,300	$1.86	14d	1	1.07mi

Listing history 12 events

1. 2026-06-21
   days on market $50,000 Active 13 DOM
2. 2026-06-19
   days on market $50,000 Active 11 DOM
3. 2026-06-18
   days on market $50,000 Active 10 DOM
4. 2026-06-17
   days on market $50,000 Active 9 DOM
5. 2026-06-16
   days on market $50,000 Active 8 DOM
6. 2026-06-15
   days on market $50,000 Active 7 DOM
7. 2026-06-14
   days on market $50,000 Active 5 DOM
8. 2026-06-13
   status $50,000 Active 4 DOM
9. 2026-06-09
   statusdays on marketlisting id $50,000 Pending 4 DOM
10. 2026-06-08
    days on market $50,000 Active 3 DOM
11. 2026-06-07
    remarks 175-char remark
12. 2026-06-07
    listed $50,000 Active 2 DOM

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$2,801
• − Property taxes: −$1,553
• − Insurance: −$250
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,455
• Taxable income: $7,045
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $5,683/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

• 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

+150.0% since first listed

15 events — show timeline

• 2026-06-05 Listed $50,000 MRED as Distributed by MLS Grid
• 2026-06-04 Listed $50,000 NWIAR
• 2026-03-12 Pending — MRED as Distributed by MLS Grid
• 2025-11-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-02 Listed — MRED as Distributed by MLS Grid
• 2012-09-25 Sold (Public Records) $17,000 Public Records
• 2009-09-15 Listing Removed — MRED as Distributed by MLS Grid
• 2009-08-13 Price Changed — MRED as Distributed by MLS Grid
• 2009-06-02 Listed — MRED as Distributed by MLS Grid
• 1999-08-25 Sold (Public Records) $14,000 Public Records
• 1997-04-08 Sold (Public Records) $29,000 Public Records
• 1997-04-08 Sold (Public Records) $29,000 Public Records
• 1988-12-29 Sold (Public Records) $20,000 Public Records
• 1988-12-29 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,553 · +4.6% YoY. Source: county tax records.