198 E Jefferson St · Hampshire, IL 60140

$295,000

4 bd · 1.5 ba · 1,800 sqft · SingleFamily · 3 Days on market

10,368 sqft lot Est $378k · 22% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HISTORIC HOME IN THE HEART OF HAMPSHIRE * 4 BEDROOM * 2 BATH * LARGE CORNER LOT (. 24 acres) * HEATED 2 CAR GARAGE * AMAZING ORIGINAL TRIM THRU OUT HOME * ORIGINAL HARDWOOD FLOORING * SO MUCH CHARACTER- A MUST SEE!

Key facts

• 0.24 acre lot
• 2 garage spots
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Cap rate 8.3% vs local median 4.6% in Hampshire — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#350 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 254 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).
• This rent runs 35% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $295,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $378,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Grove Ave	0.13mi	4/1.5	1,745 (-3%)	13mo	$250,000	$143	78
426 Arbor Ridge Dr	0.10mi	3/2.5 (-1)	1,818 (+1%)	12mo	$405,990	$223	75
438 Arbor Ridge Dr	0.10mi	3/2.5 (-1)	1,818 (+1%)	12mo	$403,990	$222	74
171 Grove Ave	0.16mi	3/1.5 (-1)	1,664 (-8%)	14mo	$340,000	$204	63
321 Jake Ln	0.58mi	3/2.5 (-1)	1,762 (-2%)	1mo	$460,000	$261	59
432 Arbor Ridge Dr	0.10mi	4/2.5	2,051 (+14%)	12mo	$424,990	$207	58
445 Arbor Ridge Dr	0.10mi	4/2.5	2,051 (+14%)	13mo	$429,990	$210	57
439 Arbor Ridge Dr	0.10mi	4/2.5	2,051 (+14%)	14mo	$419,990	$205	56
244 Panama Ave	0.27mi	4/2.0	2,046 (+14%)	8mo	$375,000	$183	56
351 Campion Dr	0.59mi	3/2.0 (-1)	1,660 (-8%)	0mo	$501,000	$302	52
350 Cardinal Way	0.67mi	4/2.5	1,910 (+6%)	13mo	$385,000	$202	44
521 Wild Prairie Pt	0.72mi	3/2.0 (-1)	1,533 (-15%)	13mo	$375,000	$245	24

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-16,457
• Equity at exit: $43,985

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $26,166
• Equity at exit: $25,506

Cash invested: $82,600 (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 60140

• Home prices YoY: -24.6%
• Active inventory: 254
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,203 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $491

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 80%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Terrabrook Way Hampshire, IL	3.0–4.0	2.5	1828	$3,000	$1.64	1d	1	0.54mi
863 Briar Glen Ct Unit 863 Hampshire, IL	3.0	2.5	1758	$2,595	$1.48	43d	1	1.16mi
1239 Da Vinci Dr Hampshire, IL	3.0	2.5	1800	$2,800	$1.56	1d	1	1.47mi

Listing history 3 events

1. 2026-06-18
   days on market $295,000 Active 3 DOM
2. 2026-06-17
   remarks 228-char remark
3. 2026-06-17
   listed $295,000 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $38,432
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − Depreciation: −$8,582
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $5,591/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Hampshire

• Score: 71/100
• State rank: #350
• US rank: #7222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampshire, IL
• County: Kane County · 361,735 people
• City population: 22,689
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 22,689
• Household income: $111,241
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 16.0

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 12% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 2%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.68%
• Current HPI: 219.0902
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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