Real Estate Investing in Rockford, Illinois (61102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61102 (Rockford, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 13.5% of homes vacant — above national norms.
What’s happening in Rockford, IL (61102)?
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Market Analysis: 61102 Rockford
The 61102 ZIP posts an resilient value-add profile — below-median pricing at $125K, a renter base of 40%, and room for operational improvement.
Value-add is the defining thesis in 61102. Homes trade near $125K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
The a solid fit for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 61102 has not.
The worth a close look for angle on demographics here is renter willingness to pay a premium for renovated product. The 40% rental share provides scale for the strategy.
Value-add plays pencil in 61102 when three things line up: a sub-median purchase, a realistic rehab budget, and a post-rehab rent comp that stands up. All three are present in this ZIP.
Here's what matters if you're considering buying a home in Rockford:
Property Strategy for 61102
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $77,679 | $1,070 | 9.9% | +14.5% | $38,839 |
| 3BR | $125,378 | $1,410 | 8.1% | +11.9% | $41,793 |
| 4BR | $136,671 | $1,450 | 7.6% | +10.9% | $34,168 |
| 5BR | $138,705 | — | — | +10.0% | $27,741 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 61102 Compare?
| Metric | 61102 | Rockford | Rockford, IL | Illinois |
|---|---|---|---|---|
| Home Value | $124,695 | $87,812 | N/A | $279,761 |
| 5-Year CAGR | 11.1% | 10.9% | N/A | 6.6% |
| Avg Rent | $1,406 | $1,360 | N/A | - |
| Cap Rate | 8.8% | 6.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61102 (Rockford, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,695 |
| Monthly Rent | $1,406 |
| Price-to-Rent | 7.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.5% |
| Cap Rate | 8.8% |
| 5-Year IRR | 19.9% |
📈 Home Appreciation
| 1-Year | +17.7% ▲ |
| 3-Year CAGR | +13.9% ▲ |
| 5-Year CAGR | +11.1% ▲ |
| 10-Year CAGR | +12.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.8%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 61102
Population: 16,620
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 61102
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,649 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does rental property in Rockford, IL pass the 1% rule?
Yes, many Rockford, IL properties clear the 1% rule. The rent-to-price ratio averages 1.13%, supported by $1,406/mo rents.
How strong is Rockford, IL for real estate investors?
Investors tracking Rockford, IL will find a 5.0/5 rating supported by $125K median home values and $1,406/mo rents. That profile suits long-term holders targeting even-keeled returns.
What is the best play in Rockford, IL?
Investors who focus on value-add and BRRRR deals typically do well in Rockford, IL. The numbers - $125K homes against $1,406/mo rents - support that play.
Is Rockford, IL a viable BRRRR market?
Yes - BRRRR is a strong in Rockford, IL. The $125K home values and $1,406/mo rents anchor the refinance math.
How much should I expect to pay for a home in Rockford, IL?
Rockford, IL home values average about $125K. That price point suits investors targeting rentals with $1,406/mo in monthly income.
You know 61102 now. You don’t know where it ranks.
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How 61102 ranks in Rockford, IL
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