713 N 6th St · Quincy, IL 62301

$139,000

3 bd · 3.0 ba · 1,535 sqft · SingleFamily · 298 Days on market

Built 1872 8,276 sqft lot $91/sqft · 154% above area

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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

Renovated with most updates done in 22/23. Windows, electric, paint, flooring, porches, 3 new water heaters, water lines, west side of roof, east side was new in 2019, tuckpointing, and exterior paint. The attic could be finished for a 4th unit, and alley access offers off street parking. Unit 1 has laundry hook-up. Selling AS-IS.

Key facts

• Renovated
• Porches
• Electric

Tags

• RENOVATED
• WINDOWS
• ELECTRIC
• PAINT
• FLOORING
• PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: schools D+, crime D, employment 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.
• 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 $2,221/mo this rent would consume 51% 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $54,665
• List price: $139,000
• Delta: 154.28%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 N 10th St	0.64mi	3/1.5	1,505 (-2%)	1mo	$72,000	$48	60
1221 Elm St	0.60mi	3/1.0	1,470 (-4%)	0mo	$58,000	$39	57
908 Spruce St	0.56mi	3/4.0	1,649 (+7%)	2mo	$60,000	$36	56
313 Lind St	0.27mi	2/1.0 (-1)	1,420 (-8%)	10mo	$49,500	$35	53
1030 N 8th St	0.36mi	3/1.0	1,695 (+10%)	8mo	$125,000	$74	51
525 Chestnut St	0.24mi	2/1.0 (-1)	1,357 (-12%)	9mo	$25,000	$18	49
325 Cherry St	0.37mi	2/1.0 (-1)	1,734 (+13%)	0mo	$15,000	$9	48
1238 N 12th St	0.74mi	3/2.0	1,440 (-6%)	7mo	$135,000	$94	45
1524 N 6th St	0.72mi	3/2.0	1,680 (+9%)	4mo	$25,000	$15	43
315 Maple St	0.71mi	3/1.0	1,422 (-7%)	7mo	$91,000	$64	41
1222 Chestnut St	0.63mi	3/1.0	1,696 (+10%)	10mo	$130,000	$77	36
1415 N 10th St	0.69mi	3/1.5	1,696 (+10%)	10mo	$142,000	$84	36

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: 23.4%
• Equity multiple: 2.02×
• Total profit: $39,820
• Equity at exit: $20,725

10-year hold

• IRR: 34.4%
• Equity multiple: 4.94×
• Total profit: $153,355
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $794

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 59%

Sensitivity live

Price	-10% $890	-5% $842	+0% $794	+5% $746	+10% $698
Rent	-10% $619	-5% $706	+0% $794	+5% $882	+10% $970
Rate	-1.0pp $864	-0.5pp $829	base $794	+0.5pp $758	+1.0pp $721

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$4,333	$2.22	44d	12	0.57mi
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	44d	1	0.68mi

Listing history 42 events

1. 2026-06-19
   days on market $139,000 Active 298 DOM
2. 2026-06-18
   days on market $139,000 Active 297 DOM
3. 2026-06-17
   days on market $139,000 Active 296 DOM
4. 2026-06-16
   days on market $139,000 Active 295 DOM
5. 2026-06-15
   days on market $139,000 Active 294 DOM
6. 2026-06-14
   days on market $139,000 Active 292 DOM
7. 2026-06-12
   days on market $139,000 Active 291 DOM
8. 2026-06-09
   days on market $139,000 Active 288 DOM
9. 2026-06-08
   days on market $139,000 Active 287 DOM
10. 2026-06-07
    days on market $139,000 Active 286 DOM
11. 2026-06-03
    days on market $139,000 Active 282 DOM
12. 2026-06-02
    days on market $139,000 Active 281 DOM
13. 2026-06-01
    days on market $139,000 Active 280 DOM
14. 2026-05-31
    days on market $139,000 Active 279 DOM
15. 2026-05-30
    days on market $139,000 Active 278 DOM
16. 2026-01-20
    historical
17. 2026-01-14
    status Active
18. 2026-01-14
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-12-23
    historical
23. 2025-12-23
    price $139,000
24. 2025-10-24
    price $118,900
25. 2025-10-24
    price
26. 2025-10-24
    price
27. 2025-09-30
    price
28. 2025-09-30
    price
29. 2025-09-30
    price $128,900
30. 2025-09-08
    price $138,900
31. 2025-09-08
    price
32. 2025-09-08
    price
33. 2025-08-25
    listed Active
34. 2025-08-25
    listed Active
35. 2025-08-25
    listed $148,900 Active
36. 2023-04-11
    soldstatus $109,900 Closed
37. 2023-02-07
    status Pending
38. 2023-02-07
    historical Under Contract
39. 2023-01-16
    price $109,900
40. 2022-11-08
    price $112,098
41. 2022-10-12
    listed $125,000 Active
42. 2008-05-01
    soldstatus $15,000

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

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: $26,653
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$4,044
• Taxable income: $7,778
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $7,662/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

+826.7% since first listed

27 events — show timeline

• 2026-01-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-14 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
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-23 Price Changed $139,000 Quincy AOR
• 2025-10-24 Price Changed $118,900 Quincy AOR
• 2025-10-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-30 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-30 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-30 Price Changed $128,900 Quincy AOR
• 2025-09-08 Price Changed $138,900 Quincy AOR
• 2025-09-08 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-25 Listed $148,900 Quincy AOR
• 2025-08-25 Listed — MRED as Distributed by MLS Grid
• 2025-08-25 Listed — RMLSA as Distributed by MLS Grid
• 2023-04-11 Sold (MLS) $109,900 RMLSA as Distributed by MLS Grid
• 2023-02-07 Pending — RMLSA as Distributed by MLS Grid
• 2023-02-07 Contingent — RMLSA as Distributed by MLS Grid
• 2023-01-16 Price Changed $109,900 RMLSA as Distributed by MLS Grid
• 2022-11-08 Price Changed $112,098 RMLSA as Distributed by MLS Grid
• 2022-10-12 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2008-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

-14.2%/yr

Latest (2023): $74 · +5.3% YoY. Source: county tax records.