720-722 N 3rd · Quincy, IL 62301

$42,500

2 bd · 1.0 ba · 836 sqft · SingleFamily · 3 Days on market

Built 1920 5,662 sqft lot Est $74k · 42% 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 MLS

Corner lot on alley. Extra parcel 23-5-0778-000-00. This property could be sold as package with 7 other properties. Being sold "as-is"

Key facts

• Newer metal roof
• 5,662 sq ft lot
• Built 1920

Tags

• NEWER METAL ROOF
• ELECTRIC SERVICE PANELS
• ADDITIONAL LOT INCLUDED

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Parking: Alley access for parking
• Utilities: Public water
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Metal roof
• Exterior features: Mature trees; Alley access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two bedrooms (both on the main level); Bedroom sizes: 14 x 16 and 9 x 9
• Flooring: Hardwood flooring in living room and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Unfinished partial basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

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 $42k).
• Cap rate 33.9% 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: Colonel George Iles Elem Sch (math 29% / reading 29%, grade F, #727 of 2,056 statewide, top 36%, 519 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 36% 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 $294 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago 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.
• Current owner paid $35k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,500

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.71% ✓
• Cap rate: 33.88%
• Cash-on-cash: 98.53%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $73,568
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 N 3rd St	0.04mi	2/1.0	900 (+8%)	14mo	$92,000	$102	74
616 Oak	0.33mi	1/1.0 (-1)	782 (-6%)	7mo	$6,500	$8	63
519 College Ave	0.21mi	1/1.0 (-1)	904 (+8%)	14mo	$6,000	$7	60
917 Cherry St	0.63mi	2/1.0	850 (+2%)	12mo	$102,000	$120	58
1029 N 11th St	0.72mi	1/1.0 (-1)	847 (+1%)	3mo	$60,000	$71	57
204 Locust St	0.71mi	2/1.0	768 (-8%)	6mo	$13,000	$17	48
706 Cedar St	0.52mi	1/1.0 (-1)	880 (+5%)	21mo	$18,500	$21	45
1418 N 6th	0.66mi	2/1.0	925 (+11%)	9mo	$157,000	$170	44
1220 N 7th St	0.56mi	3/1.0 (+1)	912 (+9%)	16mo	$80,000	$88	40
1129 N 10th St	0.68mi	1/1.0 (-1)	710 (-15%)	6mo	$69,375	$98	34

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: —
• Equity multiple: 6.35×
• Total profit: $63,674
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 15.58×
• Total profit: $173,492
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $977

Break-even live

Break-even rent $338

Max offer price $42,500

Occupancy floor 33%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	12	0.52mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	44d	1	0.60mi
133 S 4th St Apt 206 Quincy, IL	2.0	1.0	620	$1,450	$2.34	44d	1	0.63mi
115 N 8th St Unit 1/2-5 Quincy, IL	2.0	1.0	750	$475	$0.63	44d	1	0.66mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $42,500 Pending 3 DOM
2. 2026-06-03
   days on market $42,500 Active 2 DOM
3. 2026-06-02
   remarks 239-char remark
4. 2026-06-01
   remarks 229-char remark
5. 2026-06-01
   listed $42,500 Active 1 DOM

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $642 · $54/mo
• Expected delta: +$322/yr (+$27/mo · 100.6%)

ⓘ 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 ≥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: $18,901
• − Mortgage interest: −$2,381
• − Property taxes: −$320
• − Insurance: −$212
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$1,236
• Taxable income: $11,727
• Est. tax owed @ 24.0%: −$2,815
• After-tax cash flow: $8,910/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

+7.6% since first listed

10 events — show timeline

• 2026-05-29 Listed $42,500 MRED as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-06-04 Sold (Public Records) $35,000 Public Records
• 2021-05-28 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2021-05-28 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2021-05-28 Sold (MLS) $35,000 Quincy AOR
• 2020-12-03 Listed $39,500 MRED as Distributed by MLS Grid
• 2020-12-03 Listed $39,500 RMLSA as Distributed by MLS Grid
• 2020-12-03 Listed $39,500 Quincy AOR
• 2020-07-14 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-4.3%/yr

Latest (2023): $320 · +16.0% YoY. Source: county tax records.