300 N Broadway · Kampsville, IL 62053

$39,000

2 bd · 1.0 ba · 1,152 sqft · Other · 6 Days on market

Built 1900 7,405 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 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

Opportunity knocks! With just a little finish work this could be a nice home or business. Updates include newer roof, replacement windows, new electric service entrance and electrical, wire and all new pluming. Interior was gutted and framed off for two large bedrooms and a spacious full bath. Open concept living, dining to kitchen. New water heater in main floor laundry. Bath and laundry are functional. Water and electric have been turned off recently. Detached garage, partial basement, views of the river but not in the flood plain. So much potential. Priced to sell!

Key facts

• Newer countertops
• Select newer windows
• Kitchen updates

Tags

• CORNER LOT
• KITCHEN UPDATES
• NEWER COUNTERTOPS
• SELECT NEWER WINDOWS
• UPDATED LIGHTING
• ORIGINAL HARDWOOD FLOORING

Property features AI

Finance

• Other: Living area reported as 1,152 (public records)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Back yard; Front yard; Corner lot; Level, rectangular lot

Interior

• Kitchen: Includes dishwasher and electric range
• Basement: Full unfinished basement with exterior entry and walk-out access; Cellar with dirt floor
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: No central heating listed; Ceiling fan(s); Wall/window unit(s)
• Interior features: Dishwasher; Electric range; Ceiling fan(s); Wall/window unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $39k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $39k).

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: crime D-, amenities F, commute 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.
• Zoned schools: Calhoun High School (math 30% / reading 30%, grade F, #179 of 693 statewide, top 27%, 160 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 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 $921 of equity ($270 loan paydown + $651 appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.54% ✓
• Cap rate: 22.08%
• Cash-on-cash: 56.39%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.9%
• Equity multiple: 4.18×
• Total profit: $34,722
• Equity at exit: $14,690

10-year hold

• IRR: 60.6%
• Equity multiple: 8.45×
• Total profit: $81,344
• Equity at exit: $20,634

Cash invested: $10,920 (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 62053

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $513

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 43%

Sensitivity live

Price	-10% $535	-5% $524	+0% $513	+5% $502	+10% $491
Rent	-10% $435	-5% $474	+0% $513	+5% $552	+10% $591
Rate	-1.0pp $533	-0.5pp $523	base $513	+0.5pp $503	+1.0pp $493

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   status $39,000 Pending 6 DOM
2. 2026-06-09
   days on market $39,000 Active 6 DOM
3. 2026-06-08
   days on market $39,000 Active 5 DOM
4. 2026-06-07
   days on market $39,000 Active 4 DOM
5. 2026-06-05
   days on market $39,000 Active 2 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $39,000 Active 1 DOM

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$150/yr (+$12/mo · 25.6%)

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

Taxation est. · year 1

• Rental income: $11,889
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,135
• Taxable income: $5,888
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $4,745/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

• Census place: Kampsville, IL
• Population (ZIP): 356

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Russian 4% Portuguese 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.5908
• 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

+85.7% since first listed

5 events — show timeline

• 2026-06-03 Listed $39,000 MARIS as Distributed by MLS Grid
• 2017-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-07-26 Pending — MARIS as Distributed by MLS Grid
• 2017-06-22 Contingent — MARIS as Distributed by MLS Grid
• 2017-06-19 Listed $21,000 MARIS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $585 · +5.7% YoY. Source: county tax records.