4621 High Point DR #6 Dr · Rockford, IL 61114

$225,000

3 bd · 2.0 ba · 2,343 sqft · Condo · 106 Days on market

Built 1974 $96/sqft · at area comps Est $222k · at est. $244/mo HOA · 8% of rent

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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 +22.9/30.0
• 1% rule +8.1/10.0
• DSCR +7.4/10.0
• ARV discount +6.8/15.0
• 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

This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

Key facts

• Formal dining room
• Open layout
• New lvp flooring

Tags

• NEW LVP FLOORING
• DOUBLE OVEN
• BREAKFAST BAR
• OPEN LAYOUT
• FORMAL DINING ROOM
• GENEROUSLY SIZED FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 74 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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

• It's been on market 106 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $225k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 6.4

CMA / ARV

• ARV (median comp): $221,504
• List price: $225,000
• Delta: 1.58%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,921
• Equity at exit: $33,548

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $24,128
• Equity at exit: $19,454

Cash invested: $63,000 (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 61114

• Home prices YoY: -27.1%
• Active inventory: 74
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,938 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$407 /mo · $4,883/yr
• Insurance: −$94
• HOA: −$244
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $397

Break-even live

Break-even rent $2,436

Max offer price $225,000

Occupancy floor 82%

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: $56,250
• Closing costs: $6,750
• 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	0.84mi
3121 Carefree Dr Rockford, IL	4.0	2.5	3000	$2,800	$0.93	43d	1	0.89mi
5548 Spring Brook Rd Unit 5548 Rockford, IL	2.0	2.0	1730	$1,650	$0.95	13d	1	1.00mi

HOA detail condo

• Monthly dues: $244 · $2,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $225,000 Active 106 DOM
2. 2026-06-18
   days on market $225,000 Active 105 DOM
3. 2026-06-17
   status $225,000 Active 104 DOM
4. 2026-06-13
   statusdays on marketlisting id $225,000 Pending 104 DOM
5. 2026-06-10
   days on market $225,000 Active 103 DOM
6. 2026-06-09
   days on market $225,000 Active 102 DOM
7. 2026-06-08
   days on market $225,000 Active 101 DOM
8. 2026-06-07
   days on market $225,000 Active 100 DOM
9. 2026-06-03
   days on market $225,000 Active 96 DOM
10. 2026-06-02
    days on market $225,000 Active 95 DOM
11. 2026-06-01
    days on market $225,000 Active 94 DOM
12. 2026-05-31
    days on market $225,000 Active 93 DOM
13. 2026-05-30
    days on market $225,000 Active 92 DOM
14. 2026-05-11
    price $225,000 970-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

15. 2026-05-11
    price $225,000 971-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

16. 2026-04-22
    price $235,900 970-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

17. 2026-04-22
    price $235,900 971-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

18. 2026-04-10
    price $249,900 970-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

19. 2026-04-10
    price $249,900 971-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

20. 2026-02-27
    listed $259,900 Active 970-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

21. 2026-02-27
    listed $259,900 Active 971-char remark

    Show marketing remark (971 chars)

    This end-unit condo offers plenty of natural light and over 2,300 square feet of living space! New LVP flooring runs throughout much of the main level, along with fresh paint. The kitchen features a double oven, a six-burner cooktop, a breakfast bar, and an open layout overlooking the living room. The home also features a formal dining room and a generously sized family room. There is a bedroom on the main level that could be used as the master. The upper level offers oversized bedrooms, including a massive primary bedroom with a three-panel sliding glass door leading to a balcony, two walk-in closets, and private access to a full bathroom. The home also includes many newer vinyl windows, two private lower-level patios, and is centrally located with a private driveway. The oversized 1.5-car garage is heated and provides direct access to the condo. The massive unfinished basement includes a laundry area and offers plenty of opportunity for future expansion.

22. 2005-05-25
    soldstatus $115,500
23. 1997-09-30
    soldstatus $88,000
24. 1997-09-30
    soldstatus $88,000

ⓘ 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: $4,883 · $407/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: +$112/yr (+$9/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,260
• − Mortgage interest: −$12,603
• − Property taxes: −$4,883
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,821
• − Management: −$2,821
• − HOA: −$2,928
• − Depreciation: −$6,545
• Taxable income: $1,534
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $4,392/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
• 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

+155.7% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $225,000 NWIAR
• 2026-05-11 Price Changed $225,000 MRED as Distributed by MLS Grid
• 2026-04-22 Price Changed $235,900 NWIAR
• 2026-04-22 Price Changed $235,900 MRED as Distributed by MLS Grid
• 2026-04-10 Price Changed $249,900 NWIAR
• 2026-04-10 Price Changed $249,900 MRED as Distributed by MLS Grid
• 2026-02-27 Listed $259,900 MRED as Distributed by MLS Grid
• 2026-02-27 Listed $259,900 NWIAR
• 2005-05-25 Sold (Public Records) $115,500 Public Records
• 1997-09-30 Sold (Public Records) $88,000 Public Records
• 1997-09-30 Sold (Public Records) $88,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $4,883 · +12.2% YoY. Source: county tax records.