3540 Louisiana Rd · Rockford, IL 61108

$189,900

4 bd · 1.5 ba · 1,725 sqft · SingleFamily · 3 Days on market

Built 1950 8,712 sqft lot Est $198k · 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 +15.3/30.0
• ARV discount +9.4/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT STARTER HOME! 4 BEDROOMS, 1.5 BATHS, HARDWOOD FLOORS UNDER CARPET, WINDOWS 2012, NEW ROOF 2015, HVAC & H20 NEW 2011, VINYL SIDING NEW 2008. CERAMIC IN KITCHEN & BATH, 6 PANEL WOOD DOORS, CEILING FANS, LOWER LEVEL PARTIAL FINISH, SHED & EXTRA PARKING PAD. CORNER LOT, FENCED YARD. ALL APPLIANCES STAY INCLUDING WASHER & DRYER. * DUE TO HAIL DAMAGE A NEW ROOF WILL BE INSTALLED PRIOR TO CLOSING.

Key facts

• Remodeled bathroom
• Renovated kitchen
• Brand new carpet

Tags

• RENOVATED KITCHEN
• REMODELED BATHROOM
• LUXURY VINYL PLANK FLOORING
• BRAND NEW CARPET
• BRAND NEW FURNACE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family house; 1 story
• Construction: Below-grade finished area
• Exterior features: Shingle roof; 0.2-acre lot

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas cooktop; Refrigerator; Gas water heater; Full basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $70 ($843/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (6.6% below list).
• Recommended offer: $177k (6.6% below list) — sets the bar for 1% rule.

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: Rolling Green (math 8% / reading 7%, grade F, #1,627 of 2,056 statewide, top 81%, 486 students, 0% FRL); Bernard W Flinn Middle School (math 5% / reading 9%, grade F, #627 of 665 statewide, top 95%, 830 students, 0% FRL); Rockford East High School (math 7% / reading 13%, grade F, #528 of 693 statewide, top 82%, 1,718 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: Rents rising fast (+8.1%/yr); 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($64k/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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,392 (6.6% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.93% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $198,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Nebraska Rd	0.18mi	4/2.0	1,720 (-0%)	1mo	$201,000	$117	88
1721 Nixon Ct	0.32mi	4/1.5	1,628 (-6%)	5mo	$150,000	$92	71
1016 Woodland Dr	0.47mi	3/2.0 (-1)	1,832 (+6%)	4mo	$211,000	$115	57
1910 25th St	0.61mi	3/2.0 (-1)	1,601 (-7%)	2mo	$205,000	$128	51
3829 Dakota Ln	0.59mi	3/1.5 (-1)	1,571 (-9%)	5mo	$185,000	$118	48
1611 Quentin Rd	0.63mi	3/2.0 (-1)	1,559 (-10%)	1mo	$149,900	$96	47
3717 Connecticut Dr	0.57mi	3/1.5 (-1)	1,531 (-11%)	4mo	$190,000	$124	47
812 Jordan Place Pl	0.65mi	3/2.0 (-1)	1,858 (+8%)	5mo	$195,000	$105	46
2239 Ohio Pkwy	0.60mi	3/2.0 (-1)	1,911 (+11%)	6mo	$164,500	$86	42
4016 Dempster Ave	0.54mi	3/2.0 (-1)	1,478 (-14%)	3mo	$203,625	$138	41
4524 Newcastle Rd	0.61mi	3/2.0 (-1)	1,948 (+13%)	3mo	$205,000	$105	41
716 Peter Ave	0.72mi	3/1.5 (-1)	1,484 (-14%)	5mo	$145,000	$98	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-16,885
• Equity at exit: $28,315

10-year hold

• IRR: 6.9%
• Equity multiple: 1.64×
• Total profit: $33,881
• Equity at exit: $16,419

Cash invested: $53,172 (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 61108

• Home prices YoY: -29.2%
• Rents YoY: 8.1%
• Active inventory: 116
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$256 /mo · $3,074/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $70

Break-even live

Break-even rent $1,685

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $178	-5% $124	+0% $70	+5% $16	+10% $-37
Rent	-10% $-70	-5% $0	+0% $70	+5% $140	+10% $210
Rate	-1.0pp $166	-0.5pp $119	base $70	+0.5pp $21	+1.0pp $-29

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 29th St Rockford, IL	3.0	2.0	1800	$1,600	$0.89	23d	1	0.81mi
2723 Silent Wood Trl Unit 2735-7 Rockford, IL	3.0	1.5	1050	$1,310	$1.25	23d	1	0.88mi
2321 Welworth Ave Rockford, IL	5.0	2.0	1728	$2,000	$1.16	45d	1	1.19mi
1202 18th St Unit 3 Rockford, IL	3.0	1.0	1500	$1,700	$1.13	15d	1	1.29mi

Listing history 5 events

1. 2026-06-10
   status $189,900 Pending 3 DOM
2. 2026-06-09
   days on market $189,900 Active 3 DOM
3. 2026-06-08
   days on market $189,900 Active 2 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $189,900 Active 1 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: $3,074 · $256/mo
• Projected year-2 tax: $3,692 · $308/mo
• Expected delta: +$618/yr (+$52/mo · 20.1%)

ⓘ 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: $21,287
• − Mortgage interest: −$10,637
• − Property taxes: −$3,074
• − Insurance: −$950
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,524
• Taxable loss: −$2,304
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,396/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): 30,355
• Household income: $64,415
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1199.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Black 11% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Portuguese 3% Arab 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 75% English-only · Spanish 16% Arabic 3% Other Asian/Pacific 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: ▼ -90.38%
• Current HPI: 218.6339
• Rent YoY: ▲ 8.11%
• 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

+153.2% since first listed

10 events — show timeline

• 2026-06-06 Listed $189,900 NWIAR
• 2025-11-18 Sold (Public Records) $84,833 Public Records
• 2015-08-05 Sold (Public Records) $74,000 Public Records
• 2015-07-30 Sold (MLS) $74,000 MRED as Distributed by MLS Grid
• 2015-07-30 Sold (MLS) $74,000 NWIAR
• 2015-06-24 Pending — MRED as Distributed by MLS Grid
• 2015-05-28 Relisted — MRED as Distributed by MLS Grid
• 2015-05-18 Pending — MRED as Distributed by MLS Grid
• 2015-05-08 Listed $75,000 MRED as Distributed by MLS Grid
• 2015-05-08 Listed $75,000 NWIAR

Property tax history

+3.9%/yr

Latest (2025): $3,074 · +5.9% YoY. Source: county tax records.