5503 Michael Hamburg Rd · Kampsville, IL 62065

$49,900

3 bd · 1.0 ba · 1,434 sqft · Other · 61 Days on market

Built 1963 10,018 sqft lot $35/sqft · 52% below area ↓ 9% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Fixer Upper Opportunity in Michael, Calhoun County, IL! This three-bedroom, one bathroom home is ready for your vision. The property has been gutted and is awaiting a full renovation, making it a great project for investors or buyers looking to customize their own space. All building materials on site will stay with the home, including a brand new electric hot water heater. With some TLC, this property has the potential to be transformed into a comfortable home or rental investment!

Key facts

• Full renovation
• 0.23 acre lot
• Garage

Tags

• FULL RENOVATION
• BUILDING MATERIALS ON SITE
• ELECTRIC HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,273 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Calhoun CUSD 40 (rural): math 24% / reading 26% proficiency, ranked #320 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.5% of price.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.34% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.06%
• DSCR: 3.05
• GRM: 3.6

CMA / ARV

• ARV (median comp): $103,773
• List price: $49,900
• Delta: -51.91%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.4%
• Equity multiple: 3.88×
• Total profit: $40,209
• Equity at exit: $22,437

10-year hold

• IRR: 51.0%
• Equity multiple: 7.82×
• Total profit: $95,341
• Equity at exit: $34,578

Cash invested: $13,972 (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 62065

• Active inventory: 1
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $536

Break-even live

Break-even rent $490

Max offer price $49,900

Occupancy floor 49%

Sensitivity live

Price	-10% $564	-5% $550	+0% $536	+5% $522	+10% $508
Rent	-10% $444	-5% $490	+0% $536	+5% $582	+10% $629
Rate	-1.0pp $561	-0.5pp $549	base $536	+0.5pp $523	+1.0pp $510

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,900 Active 61 DOM
2. 2026-06-21
   days on market $49,900 Active 60 DOM
3. 2026-06-18
   days on market $49,900 Active 58 DOM
4. 2026-06-17
   days on market $49,900 Active 57 DOM
5. 2026-06-16
   days on market $49,900 Active 56 DOM
6. 2026-06-15
   days on market $49,900 Active 55 DOM
7. 2026-06-13
   days on market $49,900 Active 53 DOM
8. 2026-06-12
   days on market $49,900 Active 52 DOM
9. 2026-06-09
   days on market $49,900 Active 49 DOM
10. 2026-06-08
    days on market $49,900 Active 48 DOM
11. 2026-06-07
    days on market $49,900 Active 47 DOM
12. 2026-06-05
    days on market $49,900 Active 45 DOM
13. 2026-06-04
    days on market $49,900 Active 43 DOM
14. 2026-06-02
    days on market $49,900 Active 42 DOM
15. 2026-06-01
    days on market $49,900 Active 41 DOM
16. 2026-05-31
    days on market $49,900 Active 40 DOM
17. 2026-05-31
    days on market $49,900 Active 39 DOM
18. 2026-04-21
    listed $49,900 Active 490-char remark

    Show marketing remark (490 chars)

    Fixer Upper Opportunity in Michael, Calhoun County, IL! This three-bedroom, one bathroom home is ready for your vision. The property has been gutted and is awaiting a full renovation, making it a great project for investors or buyers looking to customize their own space. All building materials on site will stay with the home, including a brand new electric hot water heater. With some TLC, this property has the potential to be transformed into a comfortable home or rental investment!

19. 2025-09-22
    listed $55,000 Active

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,022
• − Mortgage interest: −$2,795
• − Property taxes: −$1,253
• − Insurance: −$250
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,452
• Taxable income: $6,029
• Est. tax owed @ 24.0%: −$1,447
• After-tax cash flow: $4,988/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: Calhoun CUSD 40
• NCES district ID: 1718180
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $49,447
• Composite: 22.01/100
• National rank: #8205
• State rank: #320 of 620 in IL

Livability — Kampsville

• Score: 54/100
• State rank: #1273
• US rank: #23924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.3% since first listed

2 events — show timeline

• 2026-04-21 Listed $49,900 MARIS as Distributed by MLS Grid
• 2025-09-22 Listed $55,000 MARIS as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2024): $1,253 · -37.4% YoY. Source: county tax records.