1304 Benton St · Rockford, IL 61107

$179,900

5 bd · 2.5 ba · — sqft · MultiFamily · 75 Days on market

Built 1900 Est $128k · 40% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well-maintained multifamily property with great income potential. The upper unit features 3 bedrooms and 1.5 baths with a spacious layout. The lower unit offers 2 bedrooms and 1 full bath with a comfortable, efficient design. Lower unit currently being rented for $1,150 making this a great investment opportunity or perfect for a live in owner. A great opportunity you won’t want to miss!

Key facts

• 2 parking spots
• Built 1900
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Rents rising fast (+5.9%/yr); 157 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($79k/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 $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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $128,077
• List price: $179,900
• Delta: 40.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 Jackson St	0.07mi	4/2.0 (-1)	—	6mo	$185,000	—	72
140 Summit St	0.19mi	6/4.0 (+1)	—	1mo	$235,000	—	67
140-142 Summit St	0.19mi	6/4.0 (+1)	—	1mo	$235,000	—	67
124 S Prospect St	0.49mi	4/2.0 (-1)	—	3mo	$130,000	—	55
1211 4th Ave	0.58mi	4/2.0 (-1)	—	3mo	$72,000	—	51
125 S Prospect St	0.47mi	4/4.0 (-1)	—	5mo	$215,000	—	50
328 S Prospect St	0.60mi	4/3.0 (-1)	—	3mo	$172,000	—	50
420 8th St	0.54mi	6/4.0 (+1)	—	4mo	$235,000	—	48
515 & 517 Hill St	0.40mi	6/6.0 (+1)	—	4mo	$200,000	—	47
1619 4th Ave	0.63mi	4/2.0 (-1)	—	6mo	$80,000	—	46
408 S Gardiner Ave	0.67mi	4/2.0 (-1)	—	6mo	$128,200	—	44
1602 E State St	0.40mi	6/6.0 (+1)	2,000	7mo	$740,000	$370	44

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 · 5.92% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.62×
• Total profit: $31,148
• Equity at exit: $26,824

10-year hold

• IRR: 25.6%
• Equity multiple: 3.54×
• Total profit: $128,159
• Equity at exit: $15,554

Cash invested: $50,372 (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 61107

• Home prices YoY: -20.1%
• Rents YoY: 5.9%
• Active inventory: 157
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$943
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $827

Break-even live

Break-even rent $1,476

Max offer price $179,900

Occupancy floor 62%

Sensitivity live

Price	-10% $929	-5% $878	+0% $827	+5% $776	+10% $725
Rent	-10% $628	-5% $727	+0% $827	+5% $927	+10% $1,026
Rate	-1.0pp $918	-0.5pp $873	base $827	+0.5pp $781	+1.0pp $733

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,383
1× unit	2	1	$1,140
Total (2 units)			$2,523

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 S Gardiner Ave Unit AVE2 Rockford, IL	4.0	1.0	1306	$1,600	$1.23	45d	1	0.68mi
620 Paris Ave Rockford, IL	5.0	3.5	—	$2,200	—	22d	1	0.76mi
1351 7th Ave Rockford, IL	4.0	2.0	1040	$2,000	$1.92	45d	1	0.82mi
713 S 4th St Unit Upper Rockford, IL	4.0	2.0	—	$1,500	—	45d	1	0.90mi
1231 11th Ave Rockford, IL	4.0	1.0	1284	$1,450	$1.13	45d	1	1.10mi
1004 15th St Rockford, IL	4.0	1.5	1267	$1,450	$1.14	22d	1	1.10mi
728 N Winnebago St Rockford, IL	4.0	1.0	1250	$1,600	$1.28	14d	1	1.13mi
330 King St Rockford, IL	4.0	2.0	—	$1,700	—	45d	1	1.15mi

Listing history 28 events

1. 2026-06-21
   days on market $179,900 Active 75 DOM
2. 2026-06-19
   days on market $179,900 Active 73 DOM
3. 2026-06-18
   days on market $179,900 Active 72 DOM
4. 2026-06-17
   days on market $179,900 Active 71 DOM
5. 2026-06-16
   days on market $179,900 Active 70 DOM
6. 2026-06-15
   days on market $179,900 Active 69 DOM
7. 2026-06-14
   days on market $179,900 Active 67 DOM
8. 2026-06-13
   days on market $179,900 Active 66 DOM
9. 2026-06-10
   days on market $179,900 Active 64 DOM
10. 2026-06-09
    days on market $179,900 Active 63 DOM
11. 2026-06-08
    days on market $179,900 Active 62 DOM
12. 2026-06-07
    days on market $179,900 Active 61 DOM
13. 2026-06-03
    days on market $179,900 Active 57 DOM
14. 2026-06-02
    days on market $179,900 Active 56 DOM
15. 2026-06-01
    days on market $179,900 Active 55 DOM
16. 2026-05-31
    days on market $179,900 Active 54 DOM
17. 2026-05-30
    days on market $179,900 Active 53 DOM
18. 2026-04-07
    listed $179,900 Active 395-char remark

    Show marketing remark (395 chars)

    Well-maintained multifamily property with great income potential. The upper unit features 3 bedrooms and 1.5 baths with a spacious layout. The lower unit offers 2 bedrooms and 1 full bath with a comfortable, efficient design. Lower unit currently being rented for $1,150 making this a great investment opportunity or perfect for a live in owner. A great opportunity you won’t want to miss!

19. 2025-10-24
    historical $1,100
20. 2025-10-05
    listed $1,100
21. 2024-01-14
    historical $1,000
22. 2023-12-25
    listed $1,000
23. 2023-11-23
    historical $1,000
24. 2023-11-14
    listed $1,000
25. 2023-11-05
    historical $1,000
26. 2023-11-05
    historical $1,000
27. 2023-10-22
    listed $1,000
28. 2023-10-22
    listed $1,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,156/yr (+$96/mo · 65.2%)

ⓘ 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: $30,276
• − Mortgage interest: −$10,077
• − Property taxes: −$1,772
• − Insurance: −$900
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$5,233
• Taxable income: $7,450
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $8,138/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): 30,765
• Household income: $78,574
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 981.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Black 9% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 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: ▼ -62.46%
• Current HPI: 248.8598
• Rent YoY: ▲ 5.92%
• 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

+17890.0% since first listed

11 events — show timeline

• 2026-04-07 Listed $179,900 NWIAR
• 2025-10-24 Rental Removed $1,100 RENTLY
• 2025-10-05 Listed for Rent $1,100 RENTLY
• 2024-01-14 Rental Removed $1,000 RENTLY
• 2023-12-25 Listed for Rent $1,000 RENTLY
• 2023-11-23 Rental Removed $1,000 RENTLY
• 2023-11-14 Listed for Rent $1,000 RENTLY
• 2023-11-05 Rental Removed $1,000 RENTLY
• 2023-11-05 Rental Removed $1,000 RENTLY
• 2023-10-22 Listed for Rent $1,000 RENTLY
• 2023-10-22 Listed for Rent $1,000 RENTLY

Property tax history

-0.7%/yr

Latest (2024): $1,772 · +62.7% YoY. Source: county tax records.