733 S 7th St · Quincy, IL 62301

$8,000

2 bd · 1.0 ba · 987 sqft · SingleFamily · 84 Days on market

Built 1877 1,742 sqft lot $8/sqft · 86% below area

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Unlock the potential in this distressed property. An ideal opportunity for investors, renovators, or buyers looking to create their dream home from the ground up, ready for your vision and updates to bring it back to life. Other flooring is unknown. With the right improvements, this property could shine once again, making it a great candidate for a flip, rental investment, or personalized renovation project. Priced to reflect its current condition, it is a chance to build equity and add value. Being sold as-is. Bring your ideas and make it your own.

Key facts

• 1,742 sq ft lot
• Built 1877
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

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 $8k).
• Recommended offer: $8k (6.0% below list) — sets the bar for market timing.
• Cap rate 182.7% 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; 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 $55 of loan paydown is wiped out by about $240 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($8k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1877 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 19.48% ✓
• Cap rate: 182.71%
• Cash-on-cash: 630.08%
• DSCR: 29.03
• GRM: 0.4

CMA / ARV

• ARV (median comp): $57,837
• List price: $8,000
• Delta: -86.17%
• 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
1008 Washington St	0.27mi	2/1.0	980 (-1%)	4mo	$86,000	$88	83
739 S 10th St	0.26mi	2/1.0	961 (-3%)	7mo	$77,750	$81	77
512 Monroe St	0.37mi	2/1.0	1,020 (+3%)	5mo	$26,100	$26	73
816 Adams St	0.43mi	3/1.0 (+1)	958 (-3%)	1mo	$111,500	$116	70
625 Payson Ave	0.12mi	2/1.0	1,121 (+14%)	7mo	$50,000	$45	66
1130 Adams St	0.58mi	2/1.5	950 (-4%)	10mo	$125,000	$132	57
732 S 15th St	0.65mi	2/1.0	1,054 (+7%)	4mo	$111,650	$106	55
1109 Washington St	0.36mi	2/1.0	1,116 (+13%)	9mo	$32,000	$29	54
1416 Payson Ave	0.62mi	1/1.0 (-1)	958 (-3%)	11mo	$80,000	$84	52
1025 S 15th St	0.73mi	3/1.0 (+1)	948 (-4%)	10mo	$120,000	$127	45
1012 S 15th St	0.71mi	3/1.0 (+1)	1,109 (+12%)	1mo	$155,000	$140	40
1216 S 14th	0.73mi	3/3.0 (+1)	1,090 (+10%)	0mo	$213,000	$195	35

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: 37.55×
• Total profit: $81,874
• Equity at exit: $1,193

10-year hold

• IRR: —
• Equity multiple: 92.67×
• Total profit: $205,341
• Equity at exit: $692

Cash invested: $2,240 (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: 0.4×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$42
• Tax est. 1.5%: −$10 /mo · $120/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $1,176

Break-even live

Break-even rent $70

Max offer price $8,000

Occupancy floor 20%

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 4th St Apt 206 Quincy, IL	2.0	1.0	620	$1,450	$2.34	43d	1	0.60mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	43d	1	0.61mi
115 N 8th St Unit 1/2-5 Quincy, IL	2.0	1.0	750	$475	$0.63	43d	1	0.65mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$3,067	$1.57	43d	12	0.74mi

Listing history 16 events

1. 2026-06-19
   days on market $8,000 Active 84 DOM
2. 2026-06-18
   days on market $8,000 Active 83 DOM
3. 2026-06-17
   days on market $8,000 Active 82 DOM
4. 2026-06-16
   days on market $8,000 Active 81 DOM
5. 2026-06-15
   days on market $8,000 Active 80 DOM
6. 2026-06-14
   days on market $8,000 Active 78 DOM
7. 2026-06-12
   pricedays on market $8,000 Active 77 DOM
8. 2026-06-09
   days on market $5,500 Active 74 DOM
9. 2026-06-08
   days on market $5,500 Active 73 DOM
10. 2026-06-07
    days on market $5,500 Active 72 DOM
11. 2026-06-03
    days on market $5,500 Active 68 DOM
12. 2026-06-02
    days on market $5,500 Active 67 DOM
13. 2026-06-01
    days on market $5,500 Active 66 DOM
14. 2026-05-31
    days on market $5,500 Active 65 DOM
15. 2026-05-30
    days on market $5,500 Active 64 DOM
16. 2026-03-26
    listed $5,500 Active 556-char remark

    Show marketing remark (556 chars)

    Unlock the potential in this distressed property. An ideal opportunity for investors, renovators, or buyers looking to create their dream home from the ground up, ready for your vision and updates to bring it back to life. Other flooring is unknown. With the right improvements, this property could shine once again, making it a great candidate for a flip, rental investment, or personalized renovation project. Priced to reflect its current condition, it is a chance to build equity and add value. Being sold as-is. Bring your ideas and make it your own.

ⓘ 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: $18,705
• − Mortgage interest: −$448
• − Property taxes: −$120
• − Insurance: −$40
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$233
• Taxable income: $14,872
• Est. tax owed @ 24.0%: −$3,569
• After-tax cash flow: $10,545/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

1 event — show timeline

• 2026-03-26 Listed $5,500 MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2023): $482 · +5.7% YoY. Source: county tax records.