Real Estate Investing in Rockford, Illinois (61109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61109 (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.
No major risk flags on the data we track.
What’s happening in Rockford, IL (61109)?
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Market Analysis: 61109 Rockford
Investors eyeing 61109 need to respect the fundamentals at play. Home values of $196K come alongside slower price movement and elevated management overhead.
For an experienced owner, 61109 can be a a viable market for hunting ground — but the discount at $196K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Rockford have seen price recovery that 61109 has not matched. Winnebago County data supports the view that the spread is structural rather than temporary.
Employment concentration in 61109 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 61109 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Rockford:
Property Strategy for 61109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $61,920 | $840 | 9.8% | +12.8% | $61,920 |
| 2BR | $95,559 | $1,100 | 8.3% | +14.5% | $47,779 |
| 3BR | $199,888 | $1,460 | 5.3% | +11.7% | $66,629 |
| 4BR | $233,903 | $1,490 | 4.6% | +10.9% | $58,476 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 61109 Compare?
| Metric | 61109 | Rockford | Rockford, IL | Illinois |
|---|---|---|---|---|
| Home Value | $195,906 | $87,812 | N/A | $279,761 |
| 5-Year CAGR | 10.3% | 10.9% | N/A | 6.6% |
| Avg Rent | $1,149 | $1,360 | N/A | - |
| Cap Rate | 4.6% | 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 61109 (Rockford, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,906 |
| Monthly Rent | $1,149 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 14.9% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +10.1% ▲ |
| 5-Year CAGR | +10.3% ▲ |
| 10-Year CAGR | +10.0% ▲ |
🏠 Rent Trends
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 61109
Population: 26,714
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 61109
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
What approach is best for Rockford, IL real estate?
Rockford, IL investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($196K prices, $1,149/mo rents) make it a reasonable choice.
Is Rockford, IL good for house hacking?
Rockford, IL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,149/mo rent level.
Is Rockford, IL a smart market for rental property?
Yes - Rockford, IL a 4.0/5 investability score. With $196K home prices against $1,149/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do home values compare in Rockford, IL?
Median home price in Rockford, IL is near $196K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
Are rents high in Rockford, IL?
Rental rates in Rockford, IL average $1,149/mo. Tenant demand and $196K home values make the yield look reasonable by investor standards.
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How 61109 ranks in Rockford, IL
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