1005 5th Street A · Hampton, IL 61256

$239,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 82 Days on market

Built 1968 10,018 sqft lot Est $190k · 26% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks

3-bed, 1-bath move-in ready ranch in Hampton-an inviting layout paired with standout storage & a HEATED garage creates a home that delivers both comfort & function. The bright, airy living room leads to a well-equipped kitchen featuring lots of cabinetry and enough space to later add an island with seating! Just off the kitchen is a formal dining room. Down the hall are 3 bedrooms & a full bathroom, all conveniently located on the main level. The basement expands the living space with a huge finished rec room, a large bonus room ideal for future finishing or additional storage, & a dedicated mechanical/laundry room. Outside, the fenced backyard includes two 12x10 shed

Key facts

• Move-in ready
• Finished rec room
• Heated garage

Tags

• MOVE-IN READY
• HEATED GARAGE
• WELL-EQUIPPED KITCHEN
• FORMAL DINING ROOM
• FINISHED REC ROOM
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Heated attached garage (2 spaces)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; 1 story; Built 51–60 years ago; Built before 1978; Fee simple ownership
• Construction: Shingle roof; Wood siding; Concrete perimeter foundation
• Exterior features: Other exterior features; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; Master bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Separate dining room; Full finished basement with egress window; Sump pump; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#508 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.7% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $123k; list at $240k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 5th Street A	0.00mi	3/1.0	1,320 (0%)	2mo	$239,900	$182	98
626 14th Ave	0.28mi	3/1.5	1,398 (+6%)	5mo	$155,400	$111	71
812 1st Ave	0.67mi	3/1.0	1,240 (-6%)	16mo	$165,000	$133	45
914 1st Ave	0.73mi	3/1.0	1,180 (-11%)	5mo	$170,000	$144	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.24×
• Total profit: $83,145
• Equity at exit: $103,643

10-year hold

• IRR: 23.4%
• Equity multiple: 4.27×
• Total profit: $219,637
• Equity at exit: $156,514

Cash invested: $67,172 (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 61256

• Home prices YoY: 1.6%
• Active inventory: 16
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $913

Break-even live

Break-even rent $2,144

Max offer price $239,900

Occupancy floor 67%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 1st Ave Hampton, IL	3.0	2.5	1750	$3,300	$1.89	13d	1	0.71mi

Listing history 14 events

1. 2026-05-24
   listed $239,900 Active
2. 2026-05-24
   listed $239,900 Active
3. 2026-05-22
   listed $239,900 Active
4. 2026-04-08
   soldstatus Closed
5. 2026-04-08
   soldstatus Closed
6. 2026-04-08
   soldstatus Closed
7. 2026-03-10
   status Pending
8. 2026-03-03
   historical Contingent - Continue to Show
9. 2026-01-15
   status Active
10. 2026-01-14
    historical
11. 2026-01-06
    historical
12. 2025-12-11
    listed Active
13. 2004-03-25
    soldstatus $123,000
14. 2003-12-01
    listed $129,900

ⓘ 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: $4,032 · $336/mo
• Projected year-2 tax: $4,739 · $395/mo
• Expected delta: +$707/yr (+$59/mo · 17.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $39,600
• − Mortgage interest: −$13,438
• − Property taxes: −$4,032
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$6,979
• Taxable income: $7,615
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $9,128/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: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — Hampton

• Score: 67/100
• State rank: #508
• US rank: #10505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IL
• City population: 1,946
• Population (ZIP): 1,946

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% English 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 165.0514
• Rent YoY: —
• Metro: —
• 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

+84.7% since first listed

14 events — show timeline

• 2026-05-24 Listed $239,900 MRED as Distributed by MLS Grid
• 2026-05-24 Listed $239,900 MRED as Distributed by MLS Grid
• 2026-05-22 Listed $239,900 MRED as Distributed by MLS Grid
• 2026-04-08 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-04-08 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-04-08 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-03-10 Pending — MRED as Distributed by MLS Grid
• 2026-03-03 Contingent — MRED as Distributed by MLS Grid
• 2026-01-15 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-11 Listed — RMLSA as Distributed by MLS Grid
• 2004-03-25 Sold (MLS) $123,000 RMLSA as Distributed by MLS Grid
• 2003-12-01 Listed $129,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $4,032 · +1.5% YoY. Source: county tax records.