218 8th Ave · Hampton, IL 61256

$350,000

4 bd · 3.5 ba · 2,039 sqft · SingleFamily public records · 8 Days on market

Built 2003 0.75 ac lot

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Why this score? — see what drove the D 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Beautiful 4 bedroom - 3-1/2 bath, fresh new paint and all new carpet from top to bottom! Main level master bedroom with master bath, whirlpool tub and walk in closet. Wonderful open floor plan with Great Room, cathedral ceiling, gas fireplace and informal dining area. Kitchen is ceramic tiled with island breakfast bar. Full finished walk out basement with 3/4 bath. Close to bike path, shopping, park and school! Nothing to do but move in! Buyer to verify measurements.

Key facts

• Walk-in closet
• New flooring
• Stainless appliances

Tags

• NEW FLOORING
• CENTER ISLAND
• STAINLESS APPLIANCES
• WHIRLPOOL TUB
• WALK-IN SHOWER
• WALK-IN CLOSET

Property features AI

Finance

• Other: Living area and square footage listed as estimated; Approximate total finished area reported
• HOA & community: No master association fee required

Exterior

• Parking: Attached concrete garage; Two garage spaces (two total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Approximately 21–25 years old; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Patio; Irregular, wooded lot that backs to trees/woods

Interior

• Kitchen: Kitchen with breakfast bar and island; Range; Gas cooktop; Microwave; Dishwasher; Disposal
• Bedrooms: Master bedroom on the main level (15 x 12) with attached full bath; Three additional bedrooms on the second level (20 x 11; 12 x 12; 12 x 12)
• Flooring: Carpet in bedrooms, loft, sitting room and basement family room; Wood laminate in living room and dining area; Tile in kitchen and laundry
• Bathrooms: Three full bathrooms; One half bathroom; Basement includes a full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Walk-in closet(s); Window treatments and drapes; Ten total rooms; Finished daylight basement with storage and walk-out access; One fireplace with gas log in the living room
• Laundry & utility: Main-level laundry; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (8.1% below list).
• Recommended offer: $301k (14.1% below list) — sets the bar for cash-flow.

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.
• Zoned schools: United Twp High School (math 12% / reading 15%, grade F, #498 of 693 statewide, top 72%, 1,789 students, 0% FRL).
• Market conditions: 16 active listings in the ZIP; 2 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 $12k of equity ($2k loan paydown + $9k 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.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $215k; list at $350k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,726 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $220,212
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 5th St Unit A	0.43mi	4/2.0	1,824 (-10%)	6mo	$195,000	$107	51
319 3rd Ave	0.50mi	4/3.0	2,176 (+7%)	18mo	$245,000	$113	48
415 12th Ave	0.49mi	4/2.5	1,976 (-3%)	24mo	$188,000	$95	48
300 2nd Ave	0.50mi	4/2.5	2,325 (+14%)	5mo	$370,000	$159	45
1008 7th St	0.63mi	4/3.0	2,314 (+14%)	20mo	$249,900	$108	29
614 12th Ave	0.63mi	3/2.5 (-1)	2,294 (+12%)	14mo	$255,000	$111	29
626 12th Ave	0.71mi	3/1.5 (-1)	1,776 (-13%)	23mo	$182,000	$102	13

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: 3.4%
• Equity multiple: 1.19×
• Total profit: $18,896
• Equity at exit: $151,209

10-year hold

• IRR: 6.9%
• Equity multiple: 2.02×
• Total profit: $99,924
• Equity at exit: $228,345

Cash invested: $98,000 (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 61256

• Home prices YoY: 1.6%
• Active inventory: 16
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,217 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$772 /mo · $9,270/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-279

Break-even live

Break-even rent $3,570

Max offer price $300,726

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 8th Ave Hampton, IL	4.0	3.0	2600	$3,200	$1.23	13d	1	0.16mi
821 1st Ave Hampton, IL	3.0	2.5	1750	$3,300	$1.89	13d	1	0.88mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $350,000 Pending 8 DOM
2. 2026-06-13
   days on market $350,000 Active 7 DOM
3. 2026-06-10
   days on market $350,000 Active 5 DOM
4. 2026-06-09
   days on market $350,000 Active 4 DOM
5. 2026-06-08
   days on market $350,000 Active 3 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $350,000 Active 2 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: $9,270 · $772/mo
• Projected year-2 tax: $9,270 · $772/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,602
• − Mortgage interest: −$19,605
• − Property taxes: −$9,270
• − Insurance: −$2,548
• − Repairs & maintenance: −$3,088
• − Management: −$3,088
• − Depreciation: −$10,182
• Taxable loss: −$9,179
• Est. tax savings @ 24.0%: +$2,203
• After-tax cash flow: $-1,144/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

+66.7% since first listed

9 events — show timeline

• 2026-06-05 Listed $350,000 MRED as Distributed by MLS Grid
• 2015-12-22 Sold (MLS) $215,000 RMLSA as Distributed by MLS Grid
• 2015-12-22 Sold (MLS) $215,000 MRED as Distributed by MLS Grid
• 2015-07-23 Listed $229,900 RMLSA as Distributed by MLS Grid
• 2015-07-23 Listed $229,900 MRED as Distributed by MLS Grid
• 2009-08-21 Sold (Public Records) $215,000 Public Records
• 2005-05-03 Sold (Public Records) $200,000 Public Records
• 2003-12-10 Sold (MLS) $205,000 RMLSA as Distributed by MLS Grid
• 2003-04-17 Listed $209,900 RMLSA as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2024): $9,270 · +1.0% YoY. Source: county tax records.