687 Hampshire Dr · Hampshire, IL 60140

$150,000

2 bd · 3.0 ba · 1,677 sqft · SingleFamily · 78 Days on market

Built 2003 $130/mo HOA · 5% of rent ↓ 23% since listing

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Why this score? — see what drove the B- 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• $130 HOA
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.6% in Hampshire — 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 71/100 on livability (#350 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 254 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.70% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $394,095
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Prairieview Pkwy	0.27mi	3/3.0 (+1)	1,800 (+7%)	3mo	$439,000	$244	68
519 Sawgrass Ln	0.11mi	3/2.0 (+1)	1,824 (+9%)	10mo	$433,000	$237	63
300 Red Hawk Rd	0.23mi	3/2.0 (+1)	1,808 (+8%)	20mo	$380,000	$210	51
426 Prairieview Pkwy	0.38mi	3/2.0 (+1)	1,522 (-9%)	20mo	$358,000	$235	41
267 Terwilliger Ave	0.68mi	3/2.5 (+1)	1,530 (-9%)	18mo	$225,000	$147	32
804 S State St	0.71mi	3/1.5 (+1)	1,536 (-8%)	14mo	$300,000	$195	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $9,863
• Equity at exit: $22,365

10-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $53,450
• Equity at exit: $12,969

Cash invested: $42,000 (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 60140

• Home prices YoY: -24.6%
• Active inventory: 254
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$501 /mo · $6,016/yr
• Insurance: −$62
• HOA: −$130
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $532

Break-even live

Break-even rent $1,874

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$2,750	$1.50	1d	1	1.27mi
1059 Briar Glen Ct Unit 1059 Hampshire, IL	2.0	2.5	1579	$2,400	$1.52	17d	1	1.43mi
1059 Briar Glen Ct Hampshire, IL	2.0	2.5	1579	$2,350	$1.49	1d	1	1.43mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 11 events

1. 2025-10-18
   status Pending
2. 2025-08-03
   historical Contingent - Continue to Show
3. 2025-07-31
   listed $150,000 Active
4. 2018-01-19
   soldstatus $2,000,000
5. 2018-01-12
   soldstatus $200,000 Closed Sale 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2018-01-03
   status Contingent 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2017-10-30
   historical Contingent 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2017-10-29
   historical 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2017-09-26
   price $210,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2017-07-14
    listed $220,000 New 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2003-07-21
    soldstatus $194,000

ⓘ 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: $6,016 · $501/mo
• Projected year-2 tax: $6,016 · $501/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,563
• − Mortgage interest: −$8,402
• − Property taxes: −$6,016
• − Insurance: −$750
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$1,560
• − Depreciation: −$4,364
• Taxable income: $4,581
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $5,280/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Hampshire

• Score: 71/100
• State rank: #350
• US rank: #7222

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampshire, IL
• County: Kane County · 361,735 people
• City population: 22,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 16.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.68%
• Current HPI: 219.0902
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

-22.7% since first listed

11 events — show timeline

• 2025-10-18 Pending — MRED as Distributed by MLS Grid
• 2025-08-03 Contingent — MRED as Distributed by MLS Grid
• 2025-07-31 Listed $150,000 MRED as Distributed by MLS Grid
• 2018-01-19 Sold (Public Records) $2,000,000 Public Records
• 2018-01-12 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2018-01-03 Relisted — MRED as Distributed by MLS Grid
• 2017-10-30 Contingent — MRED as Distributed by MLS Grid
• 2017-10-29 Listing Removed — MRED as Distributed by MLS Grid
• 2017-09-26 Price Changed $210,000 MRED as Distributed by MLS Grid
• 2017-07-14 Listed $220,000 MRED as Distributed by MLS Grid
• 2003-07-21 Sold (Public Records) $194,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $6,016 · +6.4% YoY. Source: county tax records.