539 Hill St · Hamburg, IL 62045

$64,900

2 bd · 1.0 ba · 800 sqft · SingleFamily · 398 Days on market

Built 1950 Fair condition 4,992 sqft lot $81/sqft · 36% below area Est $101k · 36% under ↓ 24% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

Key facts

• Public boat ramp
• River views
• 4,992 sq ft lot

Tags

• RIVER VIEWS
• PUBLIC BOAT RAMP
• STATE OWNED RECREATION AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,291 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, 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: 2 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 $1k of equity ($449 loan paydown + $732 appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $101,124
• List price: $64,900
• Delta: -35.82%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1399 Mozier	0.25mi	1/1.0 (-1)	857 (+7%)	10mo	$129,900	$152	63

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

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.83×
• Total profit: $15,135
• Equity at exit: $22,591

10-year hold

• IRR: 19.5%
• Equity multiple: 3.38×
• Total profit: $43,307
• Equity at exit: $30,361

Cash invested: $18,172 (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 62045

• Home prices YoY: 1.2%
• Active inventory: 2
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $212

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 70%

Sensitivity live

Price	-10% $257	-5% $234	+0% $212	+5% $190	+10% $167
Rent	-10% $146	-5% $179	+0% $212	+5% $245	+10% $278
Rate	-1.0pp $245	-0.5pp $228	base $212	+0.5pp $195	+1.0pp $178

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $64,900 Active 398 DOM
2. 2026-06-18
   days on market $64,900 Active 396 DOM
3. 2026-06-17
   days on market $64,900 Active 395 DOM
4. 2026-06-16
   days on market $64,900 Active 394 DOM
5. 2026-06-15
   days on market $64,900 Active 393 DOM
6. 2026-06-13
   days on market $64,900 Active 391 DOM
7. 2026-06-12
   days on market $64,900 Active 390 DOM
8. 2026-06-09
   days on market $64,900 Active 387 DOM
9. 2026-06-08
   days on market $64,900 Active 386 DOM
10. 2026-06-07
    days on market $64,900 Active 385 DOM
11. 2026-06-05
    days on market $64,900 Active 383 DOM
12. 2026-06-04
    days on market $64,900 Active 381 DOM
13. 2026-06-02
    days on market $64,900 Active 380 DOM
14. 2026-06-01
    days on market $64,900 Active 379 DOM
15. 2026-05-31
    days on market $64,900 Active 378 DOM
16. 2026-05-31
    days on market $64,900 Active 377 DOM
17. 2026-04-30
    price $64,900 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

18. 2025-12-15
    status Active 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

19. 2025-11-24
    historical Active Under Contract 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

20. 2025-11-03
    status Active 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

21. 2025-08-05
    price $69,900 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

22. 2025-06-20
    price $79,900 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

23. 2025-05-15
    listed $84,900 Active 700-char remark

    Show marketing remark (700 chars)

    Gorgeous River Views Year Round!!! This home sits above the flood plain and is perfect for a starter home or a nice little relaxing getaway from the hustle of big city life. This home features 2 beds and 1 bathroom, newer windows, an eat-in kitchen, large utility/mud room with a washer/dryer combo and a nice sized side yard. The covered front porch is a perfect place to watch the Mighty Mississippi roll downstream and the local recreational opportunities are endless. This home is within a minute of a public boat ramp to the river and there are several state owned recreation areas nearby. Don't miss a chance at this great home in a great location! Back on the market at no fault of the seller.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,032
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$1,888
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,158/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home has average condition with some dated features and needs moderate repairs and updates to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate bathroom fixtures — small and outdated
• Minor exterior paint — some wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value
• Both paint interior walls — fresh paint would improve the home's appearance and appeal
• Both landscape and improve curb appeal — improved landscaping would enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · small and outdated	Moderate	$3,000–15,000
exterior paint · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's appearance and appeal ↑
• Both landscape and improve curb appeal — improved landscaping would enhance the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hamburg

• Score: 53/100
• State rank: #1291
• US rank: #24456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, IL
• Population (ZIP): 418

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Iranian 17% Serbian 4% Lithuanian 3%

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: ▲ 1.13%
• Current HPI: 95.4123
• 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

-23.6% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2025-12-15 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-24 Contingent — MARIS as Distributed by MLS Grid
• 2025-11-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-05 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2025-06-20 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2025-05-15 Listed $84,900 MARIS as Distributed by MLS Grid