505 Hinton St · Kane, IL 62054

$139,000

3 bd · 2.5 ba · 1,496 sqft · Other · 4 Days on market

Built 1973 0.35 ac lot

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-maintained, pre-inspected 3 BR 2.5 BA home has endless charm! It features an inviting entryway and spacious living room with wood flooring, an updated kitchen/dining area with a pantry and stainless-steel appliances, a full bathroom, an updated 1/2 bathroom, an office/den, a mudroom, and an updated utility/laundry room. The gas furnace and central A/C were replaced in 2021. Upstairs, you'll find a sizeable landing, the master bedroom with a large 9’x 9’ walk-in closet (formerly a 4th bedroom), 2 additional bedrooms, and an updated 3/4 bathroom. Enjoy the outdoors sitting on the large covered front porch, the privacy of the fenced backyard, and the shade from many mature trees. The attached insulated 2-car garage (23' x 22') ensures convenient access and storage, and the concrete driveway provides ample parking. For extra utility, the detached metal pole building (39' x 28') has power and a concrete floor, ideal for a workshop or extra storage. Call your agent for a showing!

Key facts

• Pantry
• Full bathroom
• Updated kitchen

Tags

• INVITING ENTRYWAY
• SPACIOUS LIVING ROOM
• UPDATED KITCHEN
• PANTRY
• STAINLESS STEEL APPLIANCES
• FULL BATHROOM

Property features AI

Exterior

• Parking: Attached 2-car garage (approx. 22 x 20) — 2 total parking spaces
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, natural gas, sewer and water connected
• Home design: Single-family residence; Private ownership; One and one-half story; Above-grade finished living area ~1,496 (per plans); Front yard, level lot
• Construction: Brick veneer and vinyl siding exterior; Architectural shingle roof
• Exterior features: Covered front porch; Porch

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms total — all located on the upper level
• Bathrooms: 2 full bathrooms and 1 half bathroom (main and upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning plus wall unit(s)
• Interior features: Crawl space basement; 11 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (15.5% below list).
• Recommended offer: $118k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,334 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jerseyville East Elem School (math 35% / reading 25%, grade F, #648 of 2,056 statewide, top 32%, 384 students, 0% FRL); Jersey Community Middle School (math 22% / reading 38%, grade F, #246 of 665 statewide, top 38%, 499 students, 0% FRL); Jersey Comm High School (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 1,006 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: 2 active listings in the ZIP; 1 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($961 loan paydown + $7k appreciation (5.0% local appreciation)).
• Greene County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,500 (15.5% 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. Built in 1973 — 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.75×
• Total profit: $29,330
• Equity at exit: $78,401

10-year hold

• IRR: 13.0%
• Equity multiple: 3.34×
• Total profit: $90,957
• Equity at exit: $135,005

Cash invested: $38,920 (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 62054

• Home prices YoY: 5.1%
• Active inventory: 2
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-37

Break-even live

Break-even rent $1,222

Max offer price $132,395

Occupancy floor 98%

Sensitivity live

Price	-10% $41	-5% $2	+0% $-37	+5% $-77	+10% $-116
Rent	-10% $-130	-5% $-84	+0% $-37	+5% $9	+10% $55
Rate	-1.0pp $33	-0.5pp $-2	base $-37	+0.5pp $-73	+1.0pp $-110

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $139,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $139,000 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: $2,145 · $179/mo
• Projected year-2 tax: $2,650 · $221/mo
• Expected delta: +$505/yr (+$42/mo · 23.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,100
• − Mortgage interest: −$7,786
• − Property taxes: −$2,145
• − Insurance: −$695
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,044
• Taxable loss: −$2,826
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $230/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Kane

• Score: 50/100
• State rank: #1334
• US rank: #25533

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: Kane, IL
• Population (ZIP): 347

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,137 people
• By 2030: 11,467 · -5.5%
• By 2040: 10,117 · -16.6%
• By 2050: 8,804 · -27.5%
• By 2075: 6,187 · -49.0%
• By 2100: 4,175 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Asian 1% Native American 1% Black 1%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+57.8) · D 20.1% · R 78.0% · Other 1.9%
• 2008→2024 swing: -50.3pp toward R · 2008: -7.5pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+54.9 2016: R+53.0 2012: R+25.4 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.96%
• Current HPI: 102.9369
• 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

+20.9% since first listed

7 events — show timeline

• 2026-06-17 Listed $139,000 MARIS as Distributed by MLS Grid
• 2024-11-25 Sold (Public Records) $114,999 Public Records
• 2024-11-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-09-17 Pending — MARIS as Distributed by MLS Grid
• 2024-09-15 Contingent — MARIS as Distributed by MLS Grid
• 2024-09-11 Listed $114,999 MARIS as Distributed by MLS Grid
• 2021-09-14 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $2,145 · +2.4% YoY. Source: county tax records.