1014 5th Street A St · Hampton, IL 61256

$197,500

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 2 Days on market

Built 1972 10,018 sqft lot Est $191k · at est.

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Appreciation +6.3/10.0
• ARV discount +6.1/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Pride of ownership shows here! Very well maintained 3 bedroom with open floor plan. New A/C 2010, windows 2006 (except for 2 basement ), driveway 2009, carpet 2011, furnace approx 1999, updated bath & newer hardwood floors in kitchen. New ceramic tile floors in bathroom. Beautiful brick entrance & private back yard with brick patio, all professionally landscaped. You will enjoy this additional quaint, private outdoor "room"!

Key facts

• Great neighborhood
• Tri-level home
• Fenced backyard

Tags

• TRI-LEVEL HOME
• FENCED BACKYARD
• GREAT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Multi-level layout; Fee simple ownership
• Construction: Aluminum siding and brick exterior; Concrete perimeter foundation; Built before 1978 (property age 51–60 years)
• Exterior features: Patio; Fire pit; Level lot; Wood fencing (fenced yard)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Three bedrooms (master bedroom on second level; two additional bedrooms on second level)
• Flooring: Hardwood flooring in kitchen; Carpet in living room, family room, and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Washer; Dryer; Lower-level laundry room (7 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).

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 $7k of equity ($1k loan paydown + $5k 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 $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $120k; list at $198k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $197,500

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $191,498
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 12th Ave	0.06mi	3/2.0	1,002 (-5%)	3mo	$170,000	$170	82
606 13th Ave	0.13mi	3/1.0	1,022 (-3%)	9mo	$162,500	$159	81
514 12th Ave	0.06mi	3/2.0	960 (-9%)	1mo	$218,000	$227	77
1004 5th St Unit A	0.07mi	3/1.0	960 (-9%)	6mo	$174,000	$181	76

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: 16.5%
• Equity multiple: 1.92×
• Total profit: $51,142
• Equity at exit: $85,325

10-year hold

• IRR: 18.3%
• Equity multiple: 3.59×
• Total profit: $143,327
• Equity at exit: $128,852

Cash invested: $55,300 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$209 /mo · $2,514/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $481

Break-even live

Break-even rent $1,680

Max offer price $197,500

Occupancy floor 74%

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $197,500 Active
3. 2021-08-06
   historical
4. 2011-10-12
   soldstatus $120,000
5. 2011-10-07
   soldstatus $120,000 446-char remark

   Show marketing remark (446 chars)

   Pride of ownership shows here! Very well maintained 3 bedroom with open floor plan. New A/C 2010, windows 2006 (except for 2 basement ), driveway 2009, carpet 2011, furnace approx 1999, updated bath & newer hardwood floors in kitchen. New ceramic tile floors in bathroom. Beautiful brick entrance & private back yard with brick patio, all professionally landscaped. You will enjoy this additional quaint, private outdoor "room"!

6. 2011-10-07
   soldstatus $120,000 446-char remark

   Show marketing remark (446 chars)

   Pride of ownership shows here! Very well maintained 3 bedroom with open floor plan. New A/C 2010, windows 2006 (except for 2 basement ), driveway 2009, carpet 2011, furnace approx 1999, updated bath & newer hardwood floors in kitchen. New ceramic tile floors in bathroom. Beautiful brick entrance & private back yard with brick patio, all professionally landscaped. You will enjoy this additional quaint, private outdoor "room"!

7. 2011-08-25
   listed $129,900 446-char remark

   Show marketing remark (446 chars)

   Pride of ownership shows here! Very well maintained 3 bedroom with open floor plan. New A/C 2010, windows 2006 (except for 2 basement ), driveway 2009, carpet 2011, furnace approx 1999, updated bath & newer hardwood floors in kitchen. New ceramic tile floors in bathroom. Beautiful brick entrance & private back yard with brick patio, all professionally landscaped. You will enjoy this additional quaint, private outdoor "room"!

8. 2011-08-25
   listed $129,900 446-char remark

   Show marketing remark (446 chars)

   Pride of ownership shows here! Very well maintained 3 bedroom with open floor plan. New A/C 2010, windows 2006 (except for 2 basement ), driveway 2009, carpet 2011, furnace approx 1999, updated bath & newer hardwood floors in kitchen. New ceramic tile floors in bathroom. Beautiful brick entrance & private back yard with brick patio, all professionally landscaped. You will enjoy this additional quaint, private outdoor "room"!

9. 2000-08-14
   soldstatus $90,000
10. 2000-08-11
    soldstatus $90,000
11. 2000-05-22
    listed $99,900

ⓘ 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: $2,514 · $209/mo
• Projected year-2 tax: $3,499 · $292/mo
• Expected delta: +$985/yr (+$82/mo · 39.2%)

ⓘ 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: $27,465
• − Mortgage interest: −$11,063
• − Property taxes: −$2,514
• − Insurance: −$988
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$5,745
• Taxable income: $2,760
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $5,105/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

+97.7% since first listed

11 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2026-05-12 Listed $197,500 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2011-10-12 Sold (Public Records) $120,000 Public Records
• 2011-10-07 Sold (MLS) $120,000 RMLSA as Distributed by MLS Grid
• 2011-10-07 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2011-08-25 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2011-08-25 Listed $129,900 MRED as Distributed by MLS Grid
• 2000-08-14 Sold (Public Records) $90,000 Public Records
• 2000-08-11 Sold (MLS) $90,000 RMLSA as Distributed by MLS Grid
• 2000-05-22 Listed $99,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2024): $2,514 · -5.7% YoY. Source: county tax records.