1431 N 6th St · Quincy, IL 62301

$125,000

2 bd · 1.0 ba · 825 sqft · SingleFamily · 30 Days on market

Built 1950 6,534 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

Key facts

• Garden area
• Fenced side yard
• Front porch

Tags

• ORIGINAL HARDWOOD FLOORS
• FRONT PORCH
• COVERED PATIO
• FENCED SIDE YARD
• GARDEN AREA
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Parking pad (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1950
• Construction: Shingle roof
• Exterior features: Fenced yard; Shed(s); Corner lot

Interior

• Kitchen: Kitchen on main level (17 x 8) with laminate flooring
• Bedrooms: 2 bedrooms; Bedroom 1 on main level (14 x 11) with hardwood flooring and egress window; Bedroom 2 on main level (12 x 10) with hardwood flooring and egress window
• Flooring: Hardwood in primary living areas and bedrooms; Laminate in kitchen; Tile in bathroom
• Bathrooms: 1 full bathroom (main level) with tile flooring
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Ceiling fan(s); High-speed internet; Cellar; Partially finished basement; Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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 Jr High School (math 25% / reading 30%, grade F, #295 of 665 statewide, top 45%, 1,348 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $66k; list at $125k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.24% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $72,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1418 N 6th	0.05mi	2/1.0	925 (+12%)	9mo	$157,000	$170	70
204 Locust St	0.33mi	2/1.0	768 (-7%)	6mo	$13,000	$17	68
917 Cherry St	0.45mi	2/1.0	850 (+3%)	12mo	$102,000	$120	64
1029 N 11th St	0.57mi	1/1.0 (-1)	847 (+3%)	3mo	$60,000	$71	62
1220 N 7th St	0.24mi	3/1.0 (+1)	912 (+10%)	16mo	$80,000	$88	53
706 Cedar St	0.30mi	1/1.0 (-1)	880 (+7%)	21mo	$18,500	$21	53
1129 N 10th St	0.45mi	1/1.0 (-1)	710 (-14%)	6mo	$69,375	$98	46
700 N 3rd St	0.71mi	2/1.0	900 (+9%)	14mo	$92,000	$102	40
519 College Ave	0.67mi	1/1.0 (-1)	904 (+10%)	14mo	$6,000	$7	36
912 N 12th St	0.74mi	1/1.0 (-1)	756 (-8%)	16mo	$22,450	$30	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: 9.7%
• Equity multiple: 1.40×
• Total profit: $14,068
• Equity at exit: $18,638

10-year hold

• IRR: 22.5%
• Equity multiple: 3.37×
• Total profit: $83,091
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $411

Break-even live

Break-even rent $1,026

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $482	-5% $446	+0% $411	+5% $375	+10% $340
Rent	-10% $289	-5% $350	+0% $411	+5% $472	+10% $533
Rate	-1.0pp $474	-0.5pp $443	base $411	+0.5pp $378	+1.0pp $345

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: $31,250
• Closing costs: $3,750
• 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	1.16mi
115 N 8th St Unit 1/2-5 Quincy, IL	2.0	1.0	750	$475	$0.63	44d	1	1.16mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	44d	1	1.20mi
133 S 4th St Apt 206 Quincy, IL	2.0	1.0	620	$1,450	$2.34	44d	1	1.26mi

Listing history 23 events

1. 2026-06-19
   days on market $125,000 Under Contract 30 DOM
2. 2026-06-18
   days on market $125,000 Under Contract 29 DOM
3. 2026-06-17
   days on market $125,000 Under Contract 28 DOM
4. 2026-06-16
   days on market $125,000 Under Contract 27 DOM
5. 2026-06-15
   days on market $125,000 Under Contract 26 DOM
6. 2026-06-14
   days on market $125,000 Under Contract 24 DOM
7. 2026-06-12
   days on market $125,000 Under Contract 23 DOM
8. 2026-06-09
   days on market $125,000 Under Contract 20 DOM
9. 2026-06-08
   days on market $125,000 Under Contract 19 DOM
10. 2026-06-07
    days on market $125,000 Under Contract 18 DOM
11. 2026-06-03
    days on market $125,000 Under Contract 14 DOM
12. 2026-06-02
    days on market $125,000 Under Contract 13 DOM
13. 2026-06-01
    days on market $125,000 Under Contract 12 DOM
14. 2026-05-31
    days on market $125,000 Under Contract 11 DOM
15. 2026-05-30
    days on market $125,000 Under Contract 10 DOM
16. 2026-05-19
    listed $125,000 Active
17. 2019-09-23
    soldstatus $66,500
18. 2019-09-20
    soldstatus $66,500 387-char remark

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

19. 2019-09-20
    soldstatus $66,500 393-char remark

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

20. 2019-09-20
    soldstatus $66,500

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

21. 2019-04-19
    listed $67,500 387-char remark

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

22. 2019-04-19
    listed $67,500 393-char remark

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

23. 2019-04-19
    listed $67,500

    Show marketing remark (393 chars)

    Cute, clean & ready for a new owner!! This charming 1-story home is located on a corner lot with 2 bedrooms, full unfinished basement and updated kitchen with pantry. Stove & refrigerator conveys. Complete chimney rebuild 2019, water heater new in 2017, freshly painted, some new flooring, 100 amp electric, shed & covered concrete front porch! Previously rented for $725/mo.

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $2,038 · $170/mo
• Expected delta: +$800/yr (+$67/mo · 64.6%)

ⓘ 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 ≥107°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: $18,555
• − Mortgage interest: −$7,002
• − Property taxes: −$1,238
• − Insurance: −$625
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$3,636
• Taxable income: $3,085
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,189/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

+85.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2019-09-23 Sold (Public Records) $66,500 Public Records
• 2019-09-20 Sold (MLS) $66,500 MRED as Distributed by MLS Grid
• 2019-09-20 Sold (MLS) $66,500 Quincy AOR
• 2019-09-20 Sold (MLS) $66,500 RMLSA as Distributed by MLS Grid
• 2019-04-19 Listed $67,500 MRED as Distributed by MLS Grid
• 2019-04-19 Listed $67,500 Quincy AOR
• 2019-04-19 Listed $67,500 RMLSA as Distributed by MLS Grid

Property tax history

+15.2%/yr

Latest (2023): $1,238 · +8.2% YoY. Source: county tax records.