522 Adams St · Quincy, IL 62301

$159,900

3 bd · 2.0 ba · 2,181 sqft · SingleFamily · 52 Days on market

Built 1862 6,534 sqft lot $73/sqft · 26% above area Est $127k · 26% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

Key facts

• New deck
• Remodeled brick home
• Quality finishes

Tags

• REMODELED BRICK HOME
• INDOOR OUTDOOR LIVING SPACE
• NEW DECK
• TWO SEPARATE PATIO SPACES
• RIVER VIEWS
• QUALITY FINISHES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story home; Built in 1862
• Construction: Metal roof; Originally constructed in 1862
• Exterior features: Level lot; River view

Interior

• Kitchen: Kitchen with refrigerator
• Bedrooms: 3 bedrooms (Primary bedroom on upper level; other bedrooms on upper level)
• Flooring: Hardwood flooring throughout main and upper level living areas and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Refrigerator included; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Lincoln-Douglas Elementary School (math 30% / reading 25%, grade F, #742 of 2,056 statewide, top 36%, 588 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; 2 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• At $2,177/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $160k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1862 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1862 — 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: 1.36% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $127,333
• List price: $159,900
• Delta: 25.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Madison St	0.21mi	3/2.0	2,160 (-1%)	10mo	$62,000	$29	80
512 Madison	0.18mi	3/2.0	1,954 (-10%)	6mo	$120,000	$61	69
1029 Madison St	0.51mi	4/2.5 (+1)	2,082 (-4%)	0mo	$183,000	$88	62
514 Washington St	0.37mi	4/1.5 (+1)	2,143 (-2%)	14mo	$73,500	$34	61
1025 S 11th St	0.52mi	3/1.0	2,316 (+6%)	2mo	$155,000	$67	59
809 Monroe St	0.27mi	3/2.0	1,919 (-12%)	11mo	$110,000	$57	58
820 S 13th St	0.72mi	2/1.5 (-1)	2,142 (-2%)	7mo	$130,000	$61	50
1007 S 12th St	0.63mi	3/1.5	1,900 (-13%)	7mo	$127,500	$67	41
1128 Washington St	0.66mi	3/1.0	1,920 (-12%)	6mo	$116,000	$60	40
1109 Madison St	0.55mi	4/2.0 (+1)	1,854 (-15%)	7mo	$129,900	$70	38
925 Payson Ave	0.61mi	3/1.0	2,482 (+14%)	10mo	$150,000	$60	36
920 Payson Ave	0.58mi	4/1.0 (+1)	2,500 (+15%)	8mo	$15,500	$6	33

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: 15.5%
• Equity multiple: 1.66×
• Total profit: $29,507
• Equity at exit: $23,842

10-year hold

• IRR: 27.5%
• Equity multiple: 4.01×
• Total profit: $134,572
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $690

Break-even live

Break-even rent $1,304

Max offer price $159,900

Occupancy floor 63%

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: $39,975
• Closing costs: $4,797
• 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	43d	1	0.96mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$4,333	$2.22	43d	12	1.10mi

Listing history 28 events

1. 2026-06-19
   days on market $159,900 Active 52 DOM
2. 2026-06-18
   days on market $159,900 Active 51 DOM
3. 2026-06-17
   days on market $159,900 Active 50 DOM
4. 2026-06-16
   days on market $159,900 Active 49 DOM
5. 2026-06-15
   days on market $159,900 Active 48 DOM
6. 2026-06-14
   days on market $159,900 Active 46 DOM
7. 2026-06-12
   days on market $159,900 Active 45 DOM
8. 2026-06-09
   days on market $159,900 Active 42 DOM
9. 2026-06-08
   days on market $159,900 Active 41 DOM
10. 2026-06-07
    days on market $159,900 Active 40 DOM
11. 2026-06-03
    days on market $159,900 Active 36 DOM
12. 2026-06-02
    days on market $159,900 Active 35 DOM
13. 2026-06-01
    price $159,900 Active 34 DOM
14. 2026-06-01
    days on market $164,000 Active 34 DOM
15. 2026-05-31
    days on market $164,000 Active 33 DOM
16. 2026-05-30
    days on market $164,000 Active 32 DOM
17. 2026-04-27
    listed $169,900 Active 968-char remark
18. 2025-05-29
    soldstatus $20,000 Closed 119-char remark

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

19. 2025-05-29
    soldstatus $20,000 Closed

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

20. 2025-05-29
    soldstatus $20,000 Closed

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

21. 2025-05-29
    soldstatus $20,000

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

22. 2025-05-19
    historical Active Under Contract 119-char remark

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

23. 2025-05-19
    status Pending

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

24. 2025-05-19
    status Pending

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

25. 2025-05-15
    listed $29,000 Active 119-char remark

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

26. 2025-05-15
    listed $29,000 Active

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

27. 2025-05-15
    listed $29,000 Active

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

28. 2025-05-15
    listed $29,000

    Show marketing remark (119 chars)

    Large brick home with detached garage and alley access. Home is in need of cleaning out and some TLC. Being sold as is.

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $2,566 · $214/mo
• Expected delta: +$1,063/yr (+$89/mo · 70.7%)

ⓘ 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: $26,128
• − Mortgage interest: −$8,957
• − Property taxes: −$1,503
• − Insurance: −$800
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$4,652
• Taxable income: $6,036
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $6,827/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

+451.4% since first listed

14 events — show timeline

• 2026-06-01 Price Changed $159,900 RMLSA as Distributed by MLS Grid
• 2026-05-27 Price Changed $164,000 RMLSA as Distributed by MLS Grid
• 2026-04-27 Listed $169,900 RMLSA as Distributed by MLS Grid
• 2025-05-29 Sold (MLS) $20,000 Quincy AOR
• 2025-05-29 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2025-05-29 Sold (MLS) $20,000 MRED as Distributed by MLS Grid
• 2025-05-29 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2025-05-19 Contingent — Quincy AOR
• 2025-05-19 Pending — MRED as Distributed by MLS Grid
• 2025-05-19 Pending — RMLSA as Distributed by MLS Grid
• 2025-05-15 Listed $29,000 Quincy AOR
• 2025-05-15 Listed $29,000 MRED as Distributed by MLS Grid
• 2025-05-15 Listed $29,000 MRED as Distributed by MLS Grid
• 2025-05-15 Listed $29,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2023): $1,503 · +7.8% YoY. Source: county tax records.