918 6th St · Hampton, IL 61256

$260,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 4 Days on market

Built 1970 9,583 sqft lot Est $190k · 37% over

---

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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• Appreciation +6.3/10.0
• 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

This lovely home in the quaint Village of Hampton, IL is neat as a pin, with years of pride of ownership shining through at every turn. The three-bedroom, two full bathroom side split offers a spacious layout, highlighted by a huge great room addition (with a second full bath) with expansive windows overlooking the backyard-perfect for gathering, entertaining, and everyday living. The main level also features an updated kitchen with granite counters, stylish backsplash, stainless steel appliances, full pantry, dedicated dining space, a dry bar, and a formal living room. Upstairs you will find all three bedrooms and a full bath, while the finished basement with updated fireplace provides ad

Key facts

• 9,583 sq ft lot
• Built 1970
• Listed 4 days

Property features AI

Finance

• Other: Living area and square footage sources reported by assessor; Below-grade finished area and additional finished/unfinished area information available
• Financial info: Tax exemptions: Homeowner and Senior
• HOA & community: No master association fee required

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Detached single-family split-level home; Fee simple ownership; Approximately 51-60 years old; Asphalt roof; Facing direction not specified
• Construction: Vinyl siding; Block foundation; Built before 1978
• Exterior features: Level lot; Screened porch (approximately 14 x 14); Family room and living spaces include exterior-accessible areas

Interior

• Kitchen: Island; Walk-in pantry; Granite counters; Range; Microwave; Dishwasher; Refrigerator; Kitchen/dining combo
• Bedrooms: 3 bedrooms total; Master bedroom on the second level (approximately 15 x 14); Two additional second-level bedrooms (each approximately 10 x 9)
• Flooring: Laminate flooring in main living areas; Carpet in bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with baseboard; Electric cooling
• Interior features: First-floor full bathroom; Skylights; Finished basement with egress window and partial crawl space; 1 fireplace in the family room; 8 total rooms
• Laundry & utility: Basement laundry (approximately 10 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

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; 1 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 $9k of equity ($2k loan paydown + $7k 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k 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.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1970 — 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: 1.27% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $190,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 5th Street A	0.08mi	3/1.0	1,320 (-13%)	2mo	$239,900	$182	68
626 14th Ave	0.31mi	3/1.5	1,398 (-8%)	5mo	$155,400	$111	66
623 12th Ave	0.24mi	4/2.0 (+1)	1,600 (+5%)	15mo	$185,000	$116	62
304 7th St	0.46mi	3/2.0	1,725 (+14%)	4mo	$215,000	$125	53

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: 18.7%
• Equity multiple: 2.05×
• Total profit: $76,190
• Equity at exit: $112,326

10-year hold

• IRR: 20.3%
• Equity multiple: 3.86×
• Total profit: $207,978
• Equity at exit: $169,628

Cash invested: $72,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$364 /mo · $4,371/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $771

Break-even live

Break-even rent $2,324

Max offer price $260,000

Occupancy floor 72%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 1st Ave Hampton, IL	3.0	2.5	1750	$3,300	$1.89	13d	1	0.63mi

Listing history 2 events

1. 2026-05-04
   status Pending
2. 2026-04-30
   listed $260,000 Active

ⓘ 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: $4,371 · $364/mo
• Projected year-2 tax: $5,137 · $428/mo
• Expected delta: +$765/yr (+$64/mo · 17.5%)

ⓘ 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 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: $39,600
• − Mortgage interest: −$14,564
• − Property taxes: −$4,371
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$7,564
• Taxable income: $5,465
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $7,940/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

2 events — show timeline

• 2026-05-04 Pending — MRED as Distributed by MLS Grid
• 2026-04-30 Listed $260,000 MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $4,371 · +2.0% YoY. Source: county tax records.