2707 Hampden Ct Ct · Rockford, IL 61107

$249,900

4 bd · 2.0 ba · 2,091 sqft · SingleFamily · 1 Days on market

Built 1956 10,454 sqft lot Est $243k · at est.

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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 +20.1/30.0
• DSCR +6.4/10.0
• ARV discount +6.1/15.0
• 1% rule +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***MOVE-IN READY*** Beautifully and meticulously updated 4-bedroom, 2-bath home offering approximately 2,091 sqft in a quiet neighborhood. The main level features a bright living room, 2 bedrooms, a remodeled full bath, an updated kitchen with new appliances, an eat-in dining area, and a family room with a wood-burning fireplace and a new sliding glass door to the backyard. Upstairs, there are 2 additional bedrooms, a remodeled full bath, and a bonus room ideal for an office, playroom, or flex space. The finished basement provides additional living space and storage. Enjoy a spacious backyard and an attached 1-car garage. Recent updates include a new roof, gutters, soffit, windows, sliding glass door, flooring, carpet, fresh interior paint throughout, a new electrical panel, a new water heater, a new central A/C, a new washer, and more. Conveniently located in a desirable northeast Rockford neighborhood, just minutes from Anderson Japanese Gardens, OSF Saint Anthony Medical Center, UW Health SwedishAmerican Hospital, shopping, dining, and downtown Rockford. Truly a turnkey property and ready for new owners. Agent owned. Some photos have been virtually staged.

Key facts

• Spacious backyard
• Finished basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• WOOD BURNING FIREPLACE
• REMODELED FULL BATH
• FINISHED BASEMENT
• SPACIOUS BACKYARD
• NEW ROOF

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick exterior
• Exterior features: Shingle roof; Brick construction; Lot of approximately 0.24 acres

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Electric, forced-air heating; Natural gas heating
• Interior features: Wood-burning fireplace (1); Full basement
• Laundry & utility: Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.8% vs local median 6.1% in Rockford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 285 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $102k; list at $250k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 1.07% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $242,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 Pelham Rd	0.11mi	3/1.0 (-1)	2,208 (+6%)	1mo	$130,000	$59	76
925 Westchester Dr	0.48mi	4/1.5	2,028 (-3%)	1mo	$231,750	$114	70
2615 Brendenwood Rd	0.31mi	3/1.5 (-1)	1,977 (-6%)	4mo	$184,000	$93	67
1708 Parkview	0.34mi	3/2.5 (-1)	1,956 (-6%)	2mo	$305,000	$156	65
1606 Roncevalles Ave	0.40mi	3/2.0 (-1)	2,266 (+8%)	0mo	$265,000	$117	62
2906 Buckingham Dr	0.12mi	3/2.0 (-1)	1,796 (-14%)	7mo	$220,000	$122	61
1012 Chelsea Ave	0.68mi	3/2.0 (-1)	2,066 (-1%)	1mo	$240,000	$116	60
732 Parkview Ave	0.71mi	5/1.5 (+1)	2,232 (+7%)	3mo	$145,000	$65	46
926 Stratford Ave	0.56mi	3/2.0 (-1)	2,347 (+12%)	3mo	$221,100	$94	46
1825 Edgebrook Dr	0.67mi	3/2.0 (-1)	2,280 (+9%)	6mo	$260,000	$114	44
3712 Pinecrest Rd	0.72mi	4/2.0	1,820 (-13%)	2mo	$265,000	$146	43
1632 Arden Ave	0.61mi	3/1.5 (-1)	1,814 (-13%)	5mo	$215,501	$119	38

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-12,390
• Equity at exit: $37,261

10-year hold

• IRR: 8.3%
• Equity multiple: 1.72×
• Total profit: $50,449
• Equity at exit: $21,607

Cash invested: $69,972 (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: 151
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$384 /mo · $4,614/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $313

Break-even live

Break-even rent $2,277

Max offer price $249,900

Occupancy floor 83%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Eaton Dr Unit 1232695P Rockford, IL	3.0	3.0	1722	$4,169	$2.42	13d	1	1.40mi
3121 Carefree Dr Rockford, IL	4.0	2.5	3000	$2,800	$0.93	43d	1	1.40mi
4300 Eastridge Dr Unit 1 Rockford, IL	3.0	2.0	1500	$1,575	$1.05	13d	1	1.43mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1177 chars)

   ***MOVE-IN READY*** Beautifully and meticulously updated 4-bedroom, 2-bath home offering approximately 2,091 sqft in a quiet neighborhood. The main level features a bright living room, 2 bedrooms, a remodeled full bath, an updated kitchen with new appliances, an eat-in dining area, and a family room with a wood-burning fireplace and a new sliding glass door to the backyard. Upstairs, there are 2 additional bedrooms, a remodeled full bath, and a bonus room ideal for an office, playroom, or flex space. The finished basement provides additional living space and storage. Enjoy a spacious backyard and an attached 1-car garage. Recent updates include a new roof, gutters, soffit, windows, sliding glass door, flooring, carpet, fresh interior paint throughout, a new electrical panel, a new water heater, a new central A/C, a new washer, and more. Conveniently located in a desirable northeast Rockford neighborhood, just minutes from Anderson Japanese Gardens, OSF Saint Anthony Medical Center, UW Health SwedishAmerican Hospital, shopping, dining, and downtown Rockford. Truly a turnkey property and ready for new owners. Agent owned. Some photos have been virtually staged.

2. 2026-06-18
   listed $249,900 Active 1 DOM

   Show marketing remark (1177 chars)

   ***MOVE-IN READY*** Beautifully and meticulously updated 4-bedroom, 2-bath home offering approximately 2,091 sqft in a quiet neighborhood. The main level features a bright living room, 2 bedrooms, a remodeled full bath, an updated kitchen with new appliances, an eat-in dining area, and a family room with a wood-burning fireplace and a new sliding glass door to the backyard. Upstairs, there are 2 additional bedrooms, a remodeled full bath, and a bonus room ideal for an office, playroom, or flex space. The finished basement provides additional living space and storage. Enjoy a spacious backyard and an attached 1-car garage. Recent updates include a new roof, gutters, soffit, windows, sliding glass door, flooring, carpet, fresh interior paint throughout, a new electrical panel, a new water heater, a new central A/C, a new washer, and more. Conveniently located in a desirable northeast Rockford neighborhood, just minutes from Anderson Japanese Gardens, OSF Saint Anthony Medical Center, UW Health SwedishAmerican Hospital, shopping, dining, and downtown Rockford. Truly a turnkey property and ready for new owners. Agent owned. Some photos have been virtually staged.

ⓘ 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: $4,614 · $384/mo
• Projected year-2 tax: $5,143 · $429/mo
• Expected delta: +$530/yr (+$44/mo · 11.5%)

ⓘ 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: $32,083
• − Mortgage interest: −$13,998
• − Property taxes: −$4,614
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$7,270
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $3,800/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

+228.8% since first listed

6 events — show timeline

• 2026-06-18 Listed $249,900 MRED as Distributed by MLS Grid
• 2026-06-18 Listed $249,900 NWIAR
• 2025-11-17 Sold (Public Records) $102,000 Public Records
• 2025-10-21 Sold (Public Records) $50,000 Public Records
• 1993-05-18 Sold (Public Records) $76,000 Public Records
• 1993-05-18 Sold (Public Records) $76,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,614 · +5.2% YoY. Source: county tax records.