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    Rockford Multifamily Investment Opportunity Title is generated by Realmo AI

    4026-4224 Auburn Street, Rockford, IL 61101

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    108-unit apartment complex in Rockford, IL with strong occupancy.

    Type:Multifamily
    Property size:
    104,956 SF
    Added:
    Nov 21, 2025
    Days on Market:
    182
    Last Refresh:
    Apr 6 at 12:41 am

    Property Features for 4026-4224 Auburn Street

    General Information

    Standard status
    Active
    Size
    104,956 SF
    Property subtype
    Multifamily

    Building Details

    Year Built
    1969

    We can help!

    Listing Contact
    Reid Bennett, CCIM

    Listing agent Reid Bennett, CCIM

    Listing office

    Listing date Nov 21, 2025

    Source Svnchicago

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Reid Bennett, CCIM

    HighLights

    • 100% HAP HUD Project‑Based Section 8 property, ensuring consistent rental income.
    • High demand location in Rockford, IL, driven by population growth.
    • Professionally managed property with additional security measures in place.
    • Attractive mix of unit types, including large studios, one‑bedroom (700 sq ft), and two‑bedroom (900+ sq ft) apartments.
    • Convenient location near Rockford University, Rockford Art Museum, shopping, restaurants, and public transportation.
    • Includes a playground for children.

    Overview

    Auburn Manor is a 108-unit apartment property constructed in 1969, situated in Rockford, IL. The property operates as a 100% HAP HUD Project-Based Section 8 Family property, managed by HUD under the Mark-to-Market program. The unit mix includes four large studio apartments, 36 one-bedroom apartments with 700 square feet of living space, and 68 two-bedroom units exceeding 900 square feet each. The property is professionally managed and features a playground. The location is near Rockford University and the Rockford Art Museum, offering a mix of cultural and educational resources. Nearby amenities include shopping centers, restaurants, and parks, with convenient access to public transportation. The property has historically maintained high occupancy rates and continues to experience strong demand due to the increasing population in Rockford. This presents an opportunity for multifamily investors looking to add value to their portfolio.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Accounting Firm Big Box & Wholesale Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rockford
    County
    Winnebago
    State
    Illinois
    Longitude
    -89.1238
    Latitude
    42.2878

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    FAQs

    What type of property is this?
    Apartment building - 108-unit apartment complex in Rockford, IL with strong occupancy.
    Where is this apartment building located?
    The property is located at 4026-4224 Auburn Street Rockford, IL.
    What are key features of this property?
    This property features: 100% HAP HUD Project‑Based Section 8 property, ensuring consistent rental income.; High demand location in Rockford, IL, driven by population growth.; Professionally managed property with additional security measures in place.
    (312) 960-6762
    We can help!
    Listing Contact
    Reid Bennett, CCIM
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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