1221 Elm St · Quincy, IL 62301

$59,900

3 bd · 1.0 ba · 1,470 sqft · SingleFamily · 49 Days on market

Built 1940 9,583 sqft lot ↓ 8% since listing

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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 +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath, 2-story home is ready for its next chapter and offers great potential for the right buyer willing to put in some work. If you're looking for a rehab project or rental investment in Quincy, IL, this could be the one! Major mechanical updates already completed with a new furnace and central air installed in 2022, giving you a solid start on improvements. Home features 100-amp electrical service and a traditional two-story layout with spacious rooms ready to be reimagined. Large yard with alley access. Two sheds convey. Inspections welcome, but selling as-is.

Key facts

• Alley access
• New furnace
• Large yard

Tags

• NEW FURNACE
• CENTRAL AIR
• 100-AMP ELECTRICAL SERVICE
• TWO-STORY LAYOUT
• LARGE YARD
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 4.3% in Quincy — 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 67/100 on livability (#506 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities D-.
• Quincy SD 172 (town): math 24% / reading 27% proficiency, ranked #328 of 620 in IL (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Quincy Sr High School (math 21% / reading 28%, grade F, #256 of 693 statewide, top 44%, 1,924 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+10.8%/yr); 180 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• At $2,098/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 1238% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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 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?
6. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 30.47%
• Cash-on-cash: 86.36%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $138,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 Elm St	0.00mi	3/1.0	1,470 (0%)	0mo	$58,000	$39	100
1314 N 10th St	0.50mi	3/1.5	1,505 (+2%)	1mo	$72,000	$48	70
1635 Chestnut St	0.40mi	3/1.5	1,524 (+4%)	4mo	$188,900	$124	70
1238 N 12th St	0.41mi	3/2.0	1,440 (-2%)	7mo	$135,000	$94	68
1406 Hampshire St	0.56mi	2/1.0 (-1)	1,413 (-4%)	1mo	$135,000	$96	61
1512 Chestnut St	0.26mi	3/1.0	1,280 (-13%)	6mo	$143,000	$112	61
1717 Cedar St	0.54mi	2/2.0 (-1)	1,352 (-8%)	1mo	$170,000	$126	51
2042 Elm St	0.69mi	3/2.0	1,401 (-5%)	6mo	$149,000	$106	51
1408 Locust St	0.66mi	2/1.5 (-1)	1,575 (+7%)	2mo	$134,550	$85	48
530 Lind St	0.62mi	3/1.0	1,277 (-13%)	3mo	$29,000	$23	47
908 Spruce St	0.50mi	3/4.0	1,649 (+12%)	2mo	$60,000	$36	42
1400 N 12th St	0.51mi	4/2.5 (+1)	1,665 (+13%)	6mo	$123,711	$74	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 92.6%
• Equity multiple: 5.67×
• Total profit: $78,311
• Equity at exit: $8,931

10-year hold

• IRR: 96.5%
• Equity multiple: 13.99×
• Total profit: $217,875
• Equity at exit: $5,179

Cash invested: $16,772 (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 62301

• Rents YoY: 10.8%
• Active inventory: 180
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,207

Break-even live

Break-even rent $571

Max offer price $59,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,241	-5% $1,224	+0% $1,207	+5% $1,190	+10% $1,173
Rent	-10% $1,041	-5% $1,124	+0% $1,207	+5% $1,290	+10% $1,373
Rate	-1.0pp $1,237	-0.5pp $1,222	base $1,207	+0.5pp $1,191	+1.0pp $1,176

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	45d	1	0.82mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$4,333	$2.22	45d	12	1.01mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-16
   historical Under Contract
3. 2026-04-03
   price $59,900
4. 2026-02-26
   listed $65,000 Active
5. 2022-09-27
   historical
6. 2010-04-27
   historical

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,350 · $113/mo
• Expected delta: +$9/yr (+$1/mo · 0.7%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,182
• − Mortgage interest: −$3,355
• − Property taxes: −$1,341
• − Insurance: −$300
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$1,743
• Taxable income: $14,414
• Est. tax owed @ 24.0%: −$3,459
• After-tax cash flow: $11,024/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: Quincy SD 172
• NCES district ID: 1733000
• Math proficiency: 24% ▬ 0.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $44,132
• Composite: 21.91/100
• National rank: #8229
• State rank: #328 of 620 in IL

Livability — Quincy

• Score: 67/100
• State rank: #506
• US rank: #10458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quincy, IL
• County: Adams County · 30,746 people
• City population: 30,746
• Metro: Quincy, IL-MO
• Population (ZIP): 30,746
• Household income: $52,055
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1238.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 65,795 people
• By 2030: 64,436 · -2.1%
• By 2040: 61,007 · -7.3%
• By 2050: 56,851 · -13.6%
• By 2075: 46,424 · -29.4%
• By 2100: 34,305 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+47.4) · D 25.6% · R 73.0% · Other 1.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -22.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.5 2016: R+47.5 2012: R+35.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.44%
• Current HPI: 131.7344
• Rent YoY: ▲ 10.78%
• Metro: Quincy, IL-MO
• 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

-7.8% since first listed

6 events — show timeline

• 2026-04-17 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-16 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-03 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2026-02-26 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-04-27 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2023): $1,341 · +8.1% YoY. Source: county tax records.