324 Lind St · Quincy, IL 62301

$45,000

2 bd · 1.5 ba · 1,357 sqft · SingleFamily · 284 Days on market

9,148 sqft lot $33/sqft · 24% below area Est $59k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 property is a great investment opportunity! It features 2 bedrooms, with the possibility for a 3rd, and 1.5 bathrooms. The spacious lot offers alley access and a massive 2 car garage and shop space. Heat, AC, & water heater are not in working order and will need to be replaced. Being sold AS-IS.

Key facts

• 9,148 sq ft lot
• Garage
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.3% 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: Dr. Abby Fox Rooney Elem Sch (math 25% / reading 25%, grade F, #842 of 2,056 statewide, top 41%, 496 students, 0% FRL); Quincy Jr High School (math 25% / reading 30%, grade F, #295 of 665 statewide, top 45%, 1,348 students, 0% FRL); 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.66% ✓
• Cap rate: 32.35%
• Cash-on-cash: 93.05%
• DSCR: 5.14
• GRM: 2.3

CMA / ARV

• ARV (median comp): $59,319
• List price: $45,000
• Delta: -24.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Chestnut St	0.21mi	2/1.0	1,357 (0%)	9mo	$25,000	$18	80
313 Lind St	0.04mi	2/1.0	1,420 (+5%)	10mo	$49,500	$35	80
530 Lind St	0.18mi	3/1.0 (+1)	1,277 (-6%)	3mo	$29,000	$23	72
1223 N 5	0.34mi	3/2.0 (+1)	1,376 (+1%)	15mo	$135,500	$98	62
315 Maple St	0.55mi	3/1.0 (+1)	1,422 (+5%)	7mo	$91,000	$64	53
702 Spring St	0.47mi	3/1.5 (+1)	1,245 (-8%)	14mo	$12,000	$10	48
1314 N 10th St	0.69mi	3/1.5 (+1)	1,505 (+11%)	1mo	$72,000	$48	44
623 N 8th	0.42mi	3/1.5 (+1)	1,519 (+12%)	14mo	$35,000	$23	44
1525 N 7th St	0.65mi	2/1.0	1,160 (-14%)	3mo	$136,000	$117	41
1422 N 3rd	0.48mi	3/1.0 (+1)	1,163 (-14%)	10mo	$95,000	$82	38
1318 N 10th St	0.70mi	2/2.5	1,180 (-13%)	6mo	$92,500	$78	36
1228 N 11th St	0.74mi	2/1.0	1,200 (-12%)	16mo	$65,000	$54	31

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: 99.5%
• Equity multiple: 6.05×
• Total profit: $63,669
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.91×
• Total profit: $175,312
• Equity at exit: $3,891

Cash invested: $12,600 (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 62301

• Rents YoY: 10.8%
• Active inventory: 180
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $977

Break-even live

Break-even rent $410

Max offer price $45,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,002	-5% $990	+0% $977	+5% $964	+10% $952
Rent	-10% $847	-5% $912	+0% $977	+5% $1,042	+10% $1,107
Rate	-1.0pp $1,000	-0.5pp $988	base $977	+0.5pp $965	+1.0pp $953

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$3,067	$1.57	45d	12	0.65mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	45d	1	0.74mi
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	45d	1	0.89mi

Listing history 25 events

1. 2026-06-19
   days on market $45,000 Active 284 DOM
2. 2026-06-18
   days on market $45,000 Active 283 DOM
3. 2026-06-17
   days on market $45,000 Active 282 DOM
4. 2026-06-16
   days on market $45,000 Active 281 DOM
5. 2026-06-15
   days on market $45,000 Active 280 DOM
6. 2026-06-14
   days on market $45,000 Active 278 DOM
7. 2026-06-12
   days on market $45,000 Active 277 DOM
8. 2026-06-09
   days on market $45,000 Active 274 DOM
9. 2026-06-08
   days on market $45,000 Active 273 DOM
10. 2026-06-07
    days on market $45,000 Active 272 DOM
11. 2026-06-03
    days on market $45,000 Active 268 DOM
12. 2026-06-02
    days on market $45,000 Active 267 DOM
13. 2026-06-01
    days on market $45,000 Active 266 DOM
14. 2026-05-31
    days on market $45,000 Active 265 DOM
15. 2026-05-30
    days on market $45,000 Active 264 DOM
16. 2026-02-11
    historical
17. 2026-01-20
    historical
18. 2026-01-16
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-09-08
    listed $45,000 Active
24. 2025-09-08
    listed Active
25. 2025-09-08
    listed 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: $832 · $69/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$95/yr (+$8/mo · 11.4%)

ⓘ 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: $19,763
• − Mortgage interest: −$2,521
• − Property taxes: −$832
• − Insurance: −$225
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$1,309
• Taxable income: $11,714
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $8,912/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

10 events — show timeline

• 2026-02-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-08 Listed $45,000 Quincy AOR
• 2025-09-08 Listed — RMLSA as Distributed by MLS Grid
• 2025-09-08 Listed — MRED as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2023): $832 · +9.4% YoY. Source: county tax records.