127 Hilton Ave · Panama, IL 62077

$68,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 2 Days on market

Built 1975 5,832 sqft lot Est $70k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Come and see this adorable three bedroom, one bath home in Panama! With just some paint, this move-in ready home features recent updates, including new flooring throughout and some bathroom updates. Along with these recent updates, this home offers a nice sized kitchen pantry, as well as storage closets throughout. Outside, you will find a nice covered patio to enjoy comfortable outdoor living. The attractive landscaping adds nice curb appeal and is low maintenance. You will also find a ten by twenty shed could be used as a hobby shed or safe storing. You do NOT want to miss the opportunities this home has to offer!

Key facts

• Kitchen pantry
• New flooring
• Covered patio

Tags

• NEW FLOORING
• KITCHEN PANTRY
• STORAGE CLOSETS
• COVERED PATIO
• ATTRACTIVE LANDSCAPING
• LOW MAINTENANCE LANDSCAPING

Property features AI

Finance

• Other: Living area reported as 1,056 (source: public records)

Exterior

• Parking: Alley access; Gravel parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Phone available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single-family residence, updated/remodeled; One story
• Construction: Vinyl siding exterior; Architectural shingle roof; Crawl space foundation; Built/updated (year source: owner)
• Exterior features: Covered patio/porch; Deck; Side porch; Entry steps/stairs; Storage; Outbuilding; Rectangular lot with some trees; Asphalt road frontage on a city street

Interior

• Kitchen: Built-in gas oven; Range hood; Eat-in kitchen with pantry and walk-in pantry
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Laminate counters; Pantry; Walk-in pantry; Patio
• Laundry & utility: Washer/dryer included; Gas dryer hookup; Laundry closet; Common area laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).

Location & tenants

• Location reads 56/100 on livability (#1,230 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Hillsboro CUSD 3 (town): math 20% / reading 36% proficiency, ranked #282 of 620 in IL (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hillsboro High School (math 12% / reading 17%, grade F, #479 of 693 statewide, top 71%, 468 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 14% at this address vs 28% district-wide (-14 pts) — the specific schools serving this property underperform the Hillsboro CUSD 3 average; the district grade overstates school quality for this exact location.
• Market conditions: 2 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($470 loan paydown + $2k appreciation (3.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $68k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1975 — 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. 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?
4. Crime grade is D 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?
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: 1.59% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $69,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Hilton Ave	0.00mi	3/1.0	1,056 (0%)	0mo	$68,000	$64	100
113 Hickory St	0.29mi	2/1.0 (-1)	1,098 (+4%)	0mo	$72,000	$66	75
608 North Ave	0.44mi	2/1.0 (-1)	912 (-14%)	11mo	$85,000	$93	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.71×
• Total profit: $32,558
• Equity at exit: $30,576

10-year hold

• IRR: 30.6%
• Equity multiple: 5.30×
• Total profit: $81,811
• Equity at exit: $47,121

Cash invested: $19,040 (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 62077

• Active inventory: 2
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $382

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 60%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   listed $68,000 Active
3. 1999-03-01
   soldstatus $27,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 100% 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: $12,946
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,978
• Taxable income: $3,727
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,693/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: Hillsboro CUSD 3
• NCES district ID: 1719200
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $43,744
• Composite: 23.89/100
• National rank: #7794
• State rank: #282 of 620 in IL

Livability — Panama

• Score: 56/100
• State rank: #1230
• US rank: #23048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Panama, IL
• Population (ZIP): 327

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+147.3% since first listed

3 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-05-04 Listed $68,000 MARIS as Distributed by MLS Grid
• 1999-03-01 Sold (Public Records) $27,500 Public Records

Property tax history

-1.4%/yr

Latest (2024): $121 · -4.7% YoY. Source: county tax records.