523 N 6th · Quincy, IL 62301

$31,000

7 bd · 3.0 ba · 3,182 sqft · SingleFamily · 551 Days on market

Built 1872 4,356 sqft lot ↓ 50% since listing

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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

3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

Key facts

• 4,356 sq ft lot
• Built 1872
• Listed 550 days

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $31k).
• Recommended offer: $27k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.2% 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; 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 $214 of loan paydown is wiped out by about $930 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 551 days — a 12% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $29k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 551 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.01% ✓
• Cap rate: 43.19%
• Cash-on-cash: 131.77%
• DSCR: 6.86
• GRM: 1.7

CMA / ARV

• ARV (median comp): $170,690
• List price: $31,000
• Delta: -81.84%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $63,943
• Equity at exit: $4,622

10-year hold

• IRR: —
• Equity multiple: 20.75×
• Total profit: $171,417
• Equity at exit: $2,680

Cash invested: $8,680 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$163
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $953

Break-even live

Break-even rent $345

Max offer price $31,000

Occupancy floor 34%

Sensitivity live

Price	-10% $971	-5% $962	+0% $953	+5% $944	+10% $936
Rent	-10% $831	-5% $892	+0% $953	+5% $1,014	+10% $1,076
Rate	-1.0pp $969	-0.5pp $961	base $953	+0.5pp $945	+1.0pp $937

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $31,000 Active 551 DOM
2. 2026-06-18
   days on market $31,000 Active 550 DOM
3. 2026-06-17
   days on market $31,000 Active 549 DOM
4. 2026-06-16
   days on market $31,000 Active 548 DOM
5. 2026-06-15
   days on market $31,000 Active 547 DOM
6. 2026-06-14
   days on market $31,000 Active 545 DOM
7. 2026-06-12
   days on marketlisting id $31,000 Active 544 DOM
8. 2026-06-09
   days on market $31,000 Active 541 DOM
9. 2026-06-08
   days on market $31,000 Active 540 DOM
10. 2026-06-07
    days on market $31,000 Active 539 DOM
11. 2026-06-03
    days on market $31,000 Active 535 DOM
12. 2026-06-02
    days on market $31,000 Active 534 DOM
13. 2026-06-01
    days on market $31,000 Active 533 DOM
14. 2026-05-31
    days on market $31,000 Active 532 DOM
15. 2026-05-30
    days on market $31,000 Active 531 DOM
16. 2025-12-19
    price $31,000 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

17. 2025-12-15
    price $31,000 149-char remark

    Show marketing remark (149 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate.

18. 2025-11-14
    status Active 149-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

19. 2025-11-14
    status Active 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

20. 2025-11-11
    historical Active Under Contract 149-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

21. 2025-11-11
    historical Contingent - Continue to Show 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

22. 2025-07-02
    price $35,000 149-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

23. 2025-07-02
    price $35,000 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

24. 2025-06-10
    price $37,000 149-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

25. 2025-06-10
    price $37,000 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

26. 2025-04-04
    price $42,000 149-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

27. 2025-04-04
    price $42,000 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

28. 2024-12-16
    listed $60,000 Active 149-char remark

    Show marketing remark (149 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate.

29. 2024-12-15
    listed $60,000 Active 221-char remark

    Show marketing remark (221 chars)

    3 units on 1 lot - Front house has Lower & Upper units and back house is a unit. Selling "AS IS" All measurements are approximate., Separate Electric Meters, Separate Gas Meters, HiSpd Intrnt Fiber Avail

30. 2024-08-28
    historical
31. 2024-02-29
    listed $60,000 Active
32. 2009-07-09
    soldstatus $47,500
33. 2009-07-01
    soldstatus $95,000
34. 2008-09-16
    listed $62,500

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,622
• − Mortgage interest: −$1,736
• − Property taxes: −$1,168
• − Insurance: −$155
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$902
• Taxable income: $11,681
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $8,634/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

-50.4% since first listed

19 events — show timeline

• 2025-12-19 Price Changed $31,000 MRED as Distributed by MLS Grid
• 2025-12-15 Price Changed $31,000 Quincy AOR
• 2025-11-14 Relisted — Quincy AOR
• 2025-11-14 Relisted — MRED as Distributed by MLS Grid
• 2025-11-11 Contingent — Quincy AOR
• 2025-11-11 Contingent — MRED as Distributed by MLS Grid
• 2025-07-02 Price Changed $35,000 Quincy AOR
• 2025-07-02 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2025-06-10 Price Changed $37,000 Quincy AOR
• 2025-06-10 Price Changed $37,000 MRED as Distributed by MLS Grid
• 2025-04-04 Price Changed $42,000 Quincy AOR
• 2025-04-04 Price Changed $42,000 MRED as Distributed by MLS Grid
• 2024-12-16 Listed $60,000 Quincy AOR
• 2024-12-15 Listed $60,000 MRED as Distributed by MLS Grid
• 2024-08-28 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-29 Listed $60,000 Quincy AOR
• 2009-07-09 Sold (MLS) $47,500 MRED as Distributed by MLS Grid
• 2009-07-01 Sold (Public Records) $95,000 Public Records
• 2008-09-16 Listed $62,500 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2023): $1,168 · +5.7% YoY. Source: county tax records.