603 12th Ave · Hampton, IL 61256

$225,000

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 49 Days on market

Built 1977 8,276 sqft lot Est $179k · 26% over

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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 +17.4/30.0
• Appreciation +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• 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 MLS

This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

Key facts

• Shed for storage
• Rec room
• New gutters

Tags

• FINISHED BASEMENT
• REC ROOM
• PRIVACY-FENCED YARD
• HEATED IN-GROUND POOL
• SHED FOR STORAGE
• NEW GUTTERS

Property features AI

Finance

• HOA & community: No master association fee required; Paved streets

Exterior

• Parking: Detached garage; Concrete driveway/parking; Garage door opener; Total parking for 2 vehicles (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story living (main level with finished basement); Fee simple ownership
• Construction: Approximately 41–50 years old; Aluminum siding; Asphalt roof; Brick/mortar and concrete perimeter foundation
• Exterior features: In-ground pool; Deck; Fenced yard with wood fencing; Level lot; Lot dimensions approximately 70 x 120

Interior

• Kitchen: Range; Gas cooktop; Gas oven; Microwave; Dishwasher; Refrigerator; Disposal; Eating area/table space; Pantry closet
• Bedrooms: Master bedroom on main level (approx. 10 x 11) with carpet; Bedroom 2 on main level (approx. 10 x 9) with carpet; Bedroom 3 on main level (approx. 9 x 11) with carpet; Additional bedroom listing present
• Flooring: Hardwood in living room; Laminate in kitchen; Tile in basement rooms and laundry; Carpet in bedrooms
• Bathrooms: Two full bathrooms; Basement contains a bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Finished full basement; Decorative fireplace in the basement; Ceiling fan(s); Sump pump; Gas water heater
• Laundry & utility: Basement laundry room (approx. 9 x 11) with tile flooring; Gas dryer hookup; Electric dryer hookup; Laundry sink; Utility room in lower level (approx. 8 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.5% below list).
• Recommended offer: $218k (3.0% 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; 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $186k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $178,828
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 12th Ave	0.05mi	3/2.0	960 (-3%)	1mo	$218,000	$227	92
513 12th Ave	0.07mi	3/2.0	1,002 (+1%)	3mo	$170,000	$170	92
606 13th Ave	0.03mi	3/1.0	1,022 (+3%)	9mo	$162,500	$159	81
1004 5th St Unit A	0.14mi	3/1.0	960 (-3%)	6mo	$174,000	$181	80

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: 9.6%
• Equity multiple: 1.54×
• Total profit: $34,067
• Equity at exit: $97,206

10-year hold

• IRR: 12.2%
• Equity multiple: 2.76×
• Total profit: $111,194
• Equity at exit: $146,793

Cash invested: $63,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$327 /mo · $3,929/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $167

Break-even live

Break-even rent $2,027

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $294	-5% $231	+0% $167	+5% $103	+10% $39
Rent	-10% $-10	-5% $78	+0% $167	+5% $255	+10% $344
Rate	-1.0pp $280	-0.5pp $224	base $167	+0.5pp $109	+1.0pp $49

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-16
   status $225,000 Pending 49 DOM
2. 2026-06-16
   days on market $225,000 Active 49 DOM
3. 2026-06-15
   days on market $225,000 Active 48 DOM
4. 2026-06-14
   days on market $225,000 Active 46 DOM
5. 2026-06-13
   days on market $225,000 Active 45 DOM
6. 2026-06-10
   days on market $225,000 Active 43 DOM
7. 2026-06-09
   days on market $225,000 Active 42 DOM
8. 2026-06-08
   days on market $225,000 Active 41 DOM
9. 2026-06-07
   days on market $225,000 Active 40 DOM
10. 2026-06-02
    days on market $225,000 Active 35 DOM
11. 2026-06-01
    days on market $225,000 Active 34 DOM
12. 2026-05-31
    days on market $225,000 Active 33 DOM
13. 2026-05-30
    days on market $225,000 Active 32 DOM
14. 2026-04-27
    listed $225,000 Active
15. 2022-09-02
    historical 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

16. 2022-09-02
    soldstatus $185,596 Closed 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

17. 2022-09-02
    soldstatus $185,596 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

18. 2022-09-02
    soldstatus $185,596

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

19. 2022-08-02
    status Pending 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

20. 2022-07-17
    listed $178,900 Active 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

21. 2022-07-17
    listed $178,900 589-char remark

    Show marketing remark (589 chars)

    This Ranch home is bright and cheery! The large deck off the kitchen leads to an amazing in ground pool! No worries about the summer heat or what to do on the weekends. The backyard is where you will want to be! The basement is home to a HUGE family room and off the family room has a large laundry room and full bathroom! The basement office space has enough room and plenty of storage. From the 3 bedrooms upstairs, full bath, living room and eat in kitchen to the equally expansive basement this house has just over 1700 sq ft of living space for you to enjoy! Schedule a Showing today!

22. 2018-03-29
    soldstatus $151,000
23. 2018-03-28
    soldstatus $151,000 906-char remark

    Show marketing remark (906 chars)

    Freshly Remodeled ranch home above the hill in Hampton with over 1700 sq ft. New, new, new are the words to describe this fine home. New Roof, Windows, Doors, Exterior Paint, Concrete Drive and professionally landscaped. Exit the sliding glass doors from the kitchen to the 14 X 22 custom deck over looking your in-ground HEATED 18 X 32 pool which has a new pool pump & ruby sand filter. Fresh paint, new luxury vinyl tile flooring, and carpet throughout. Bathrooms have been fully updated with tile floors, new vanities, and new lighting. Updated kitchen with new countertops, tile back splash, pantry barn door, and stainless steel appliances. All bedrooms have a USB charging station. Newer Furnace and New Central Air plus Electrical Service will all be found in the spacious finished basement. There is also a 14 X 22 - "4th" non-conforming bedroom. Plus an 8 X 9 Shed for extra storage.

24. 2018-03-28
    soldstatus $151,000 906-char remark

    Show marketing remark (906 chars)

    Freshly Remodeled ranch home above the hill in Hampton with over 1700 sq ft. New, new, new are the words to describe this fine home. New Roof, Windows, Doors, Exterior Paint, Concrete Drive and professionally landscaped. Exit the sliding glass doors from the kitchen to the 14 X 22 custom deck over looking your in-ground HEATED 18 X 32 pool which has a new pool pump & ruby sand filter. Fresh paint, new luxury vinyl tile flooring, and carpet throughout. Bathrooms have been fully updated with tile floors, new vanities, and new lighting. Updated kitchen with new countertops, tile back splash, pantry barn door, and stainless steel appliances. All bedrooms have a USB charging station. Newer Furnace and New Central Air plus Electrical Service will all be found in the spacious finished basement. There is also a 14 X 22 - "4th" non-conforming bedroom. Plus an 8 X 9 Shed for extra storage.

25. 2017-10-10
    listed $152,950 906-char remark

    Show marketing remark (906 chars)

    Freshly Remodeled ranch home above the hill in Hampton with over 1700 sq ft. New, new, new are the words to describe this fine home. New Roof, Windows, Doors, Exterior Paint, Concrete Drive and professionally landscaped. Exit the sliding glass doors from the kitchen to the 14 X 22 custom deck over looking your in-ground HEATED 18 X 32 pool which has a new pool pump & ruby sand filter. Fresh paint, new luxury vinyl tile flooring, and carpet throughout. Bathrooms have been fully updated with tile floors, new vanities, and new lighting. Updated kitchen with new countertops, tile back splash, pantry barn door, and stainless steel appliances. All bedrooms have a USB charging station. Newer Furnace and New Central Air plus Electrical Service will all be found in the spacious finished basement. There is also a 14 X 22 - "4th" non-conforming bedroom. Plus an 8 X 9 Shed for extra storage.

26. 2017-10-10
    listed $152,950 906-char remark

    Show marketing remark (906 chars)

    Freshly Remodeled ranch home above the hill in Hampton with over 1700 sq ft. New, new, new are the words to describe this fine home. New Roof, Windows, Doors, Exterior Paint, Concrete Drive and professionally landscaped. Exit the sliding glass doors from the kitchen to the 14 X 22 custom deck over looking your in-ground HEATED 18 X 32 pool which has a new pool pump & ruby sand filter. Fresh paint, new luxury vinyl tile flooring, and carpet throughout. Bathrooms have been fully updated with tile floors, new vanities, and new lighting. Updated kitchen with new countertops, tile back splash, pantry barn door, and stainless steel appliances. All bedrooms have a USB charging station. Newer Furnace and New Central Air plus Electrical Service will all be found in the spacious finished basement. There is also a 14 X 22 - "4th" non-conforming bedroom. Plus an 8 X 9 Shed for extra storage.

27. 2017-08-04
    soldstatus $72,271
28. 2010-06-23
    soldstatus $135,000

ⓘ 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: $3,929 · $327/mo
• Projected year-2 tax: $4,518 · $377/mo
• Expected delta: +$589/yr (+$49/mo · 15.0%)

ⓘ 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: $26,855
• − Mortgage interest: −$12,603
• − Property taxes: −$3,929
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$6,545
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $2,397/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

15 events — show timeline

• 2026-04-27 Listed $225,000 MRED as Distributed by MLS Grid
• 2022-09-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-02 Sold (Public Records) $185,596 Public Records
• 2022-09-02 Sold (MLS) $185,596 MRED as Distributed by MLS Grid
• 2022-09-02 Sold (MLS) $185,596 RMLSA as Distributed by MLS Grid
• 2022-08-02 Pending — RMLSA as Distributed by MLS Grid
• 2022-07-17 Listed $178,900 MRED as Distributed by MLS Grid
• 2022-07-17 Listed $178,900 RMLSA as Distributed by MLS Grid
• 2018-03-29 Sold (Public Records) $151,000 Public Records
• 2018-03-28 Sold (MLS) $151,000 RMLSA as Distributed by MLS Grid
• 2018-03-28 Sold (MLS) $151,000 MRED as Distributed by MLS Grid
• 2017-10-10 Listed $152,950 RMLSA as Distributed by MLS Grid
• 2017-10-10 Listed $152,950 MRED as Distributed by MLS Grid
• 2017-08-04 Sold (Public Records) $72,271 Public Records
• 2010-06-23 Sold (Public Records) $135,000 Public Records

Property tax history

+0.3%/yr

Latest (2024): $3,929 · +1.5% YoY. Source: county tax records.