1312 Lind St · Quincy, IL 62301-2454

$127,500

3 bd · 2.0 ba · 1,784 sqft · SingleFamily · 64 Days on market

10,018 sqft lot $71/sqft · 5% below area Est $135k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Explore the possibilities this 3-bedroom, 2-bath home has to offer. Inside, you will discover spacious rooms with plenty of natural light, refreshed interior paint, and the main-floor laundry adds everyday convenience. The lot is oversized and features a fully fenced backyard with alley access-perfect for pets, play, or entertaining. The detached 2-car garage offers great storage, plus a large parking pad for extra vehicles. Conveniently located near the hospital, shopping, and restaurants. Recent updates:*Roof (2024) *Kitchen & Dining Flooring (2024) * Interior Paint (2024) *Water Heater (2024) * Refrigerator (2022) Upstairs bedroom with a full bath attached.

Key facts

• Alley access
• Large parking pad
• Oversized lot

Tags

• OVERSIZED LOT
• FULLY FENCED BACKYARD
• ALLEY ACCESS
• DETACHED GARAGE
• LARGE PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 1 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).

Forward outlook

• In year one you build about $5k of equity ($882 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $70k; list at $128k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $119,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.86%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $134,844
• List price: $127,500
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Spruce St	0.42mi	3/2.0	1,850 (+4%)	1mo	$62,000	$34	73
1519 Oak St	0.28mi	3/2.0	1,634 (-8%)	7mo	$160,000	$98	67
1728 Chestnut St	0.38mi	2/1.0 (-1)	1,817 (+2%)	7mo	$195,000	$107	64
1026 N 15th St	0.21mi	2/2.0 (-1)	1,992 (+12%)	7mo	$162,000	$81	60
1030 N 8th St	0.49mi	3/1.0	1,695 (-5%)	8mo	$125,000	$74	58
1635 Chestnut St	0.31mi	3/1.5	1,524 (-15%)	4mo	$188,900	$124	56
1400 N 12th St	0.47mi	4/2.5 (+1)	1,665 (-7%)	6mo	$123,711	$74	55
908 Spruce St	0.51mi	3/4.0	1,649 (-8%)	2mo	$60,000	$36	54
2027 Elm St	0.60mi	2/2.0 (-1)	1,866 (+5%)	8mo	$165,000	$88	53
1843 Spring St	0.59mi	3/2.0	1,992 (+12%)	1mo	$214,000	$107	52
1325 Locust St	0.63mi	4/2.0 (+1)	1,705 (-4%)	8mo	$179,000	$105	52
1408 Locust St	0.60mi	2/1.5 (-1)	1,575 (-12%)	2mo	$134,550	$85	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.1%
• Equity multiple: 3.92×
• Total profit: $104,191
• Equity at exit: $57,330

10-year hold

• IRR: 51.8%
• Equity multiple: 7.91×
• Total profit: $246,565
• Equity at exit: $88,352

Cash invested: $35,700 (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 62301-2454

• Active inventory: 1
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,886 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,394

Break-even live

Break-even rent $1,121

Max offer price $127,500

Occupancy floor 47%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	43d	1	0.93mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$4,333	$2.22	43d	12	1.13mi

Listing history 27 events

1. 2026-06-19
   days on market $127,500 Under Contract 64 DOM
2. 2026-06-18
   days on market $127,500 Under Contract 63 DOM
3. 2026-06-17
   days on market $127,500 Under Contract 62 DOM
4. 2026-06-16
   days on market $127,500 Under Contract 61 DOM
5. 2026-06-15
   days on market $127,500 Under Contract 60 DOM
6. 2026-06-14
   days on market $127,500 Under Contract 58 DOM
7. 2026-06-12
   days on market $127,500 Under Contract 57 DOM
8. 2026-06-09
   days on market $127,500 Under Contract 54 DOM
9. 2026-06-08
   days on market $127,500 Under Contract 53 DOM
10. 2026-06-07
    days on market $127,500 Under Contract 52 DOM
11. 2026-06-03
    days on market $127,500 Under Contract 48 DOM
12. 2026-06-02
    days on market $127,500 Under Contract 47 DOM
13. 2026-06-01
    days on market $127,500 Under Contract 46 DOM
14. 2026-05-31
    days on market $127,500 Under Contract 45 DOM
15. 2026-05-30
    days on market $127,500 Under Contract 44 DOM
16. 2026-05-15
    historical Under Contract 672-char remark

    Show marketing remark (672 chars)

    Explore the possibilities this 3-bedroom, 2-bath home has to offer. Inside, you will discover spacious rooms with plenty of natural light, refreshed interior paint, and the main-floor laundry adds everyday convenience. The lot is oversized and features a fully fenced backyard with alley access-perfect for pets, play, or entertaining. The detached 2-car garage offers great storage, plus a large parking pad for extra vehicles. Conveniently located near the hospital, shopping, and restaurants. Recent updates:*Roof (2024) *Kitchen & Dining Flooring (2024) * Interior Paint (2024) *Water Heater (2024) * Refrigerator (2022) Upstairs bedroom with a full bath attached.

17. 2026-04-15
    listed $127,500 Active 672-char remark

    Show marketing remark (672 chars)

    Explore the possibilities this 3-bedroom, 2-bath home has to offer. Inside, you will discover spacious rooms with plenty of natural light, refreshed interior paint, and the main-floor laundry adds everyday convenience. The lot is oversized and features a fully fenced backyard with alley access-perfect for pets, play, or entertaining. The detached 2-car garage offers great storage, plus a large parking pad for extra vehicles. Conveniently located near the hospital, shopping, and restaurants. Recent updates:*Roof (2024) *Kitchen & Dining Flooring (2024) * Interior Paint (2024) *Water Heater (2024) * Refrigerator (2022) Upstairs bedroom with a full bath attached.

18. 2026-03-01
    historical
19. 2025-09-20
    price
20. 2025-08-06
    listed Active
21. 2022-09-27
    historical
22. 2022-09-27
    historical
23. 2012-08-02
    historical
24. 2009-08-04
    historical
25. 2006-10-05
    soldstatus $69,900
26. 2006-10-01
    soldstatus $69,900
27. 2006-06-15
    listed $72,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$462/yr (+$39/mo · 23.5%)

ⓘ 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: $34,631
• − Mortgage interest: −$7,142
• − Property taxes: −$1,970
• − Insurance: −$638
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − Depreciation: −$3,709
• Taxable income: $15,632
• Est. tax owed @ 24.0%: −$3,752
• After-tax cash flow: $12,976/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+77.1% since first listed

12 events — show timeline

• 2026-05-15 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-15 Listed $127,500 RMLSA as Distributed by MLS Grid
• 2026-03-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-06 Listed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2009-08-04 Listing Removed — MRED as Distributed by MLS Grid
• 2006-10-05 Sold (MLS) $69,900 RMLSA as Distributed by MLS Grid
• 2006-10-01 Sold (Public Records) $69,900 Public Records
• 2006-06-15 Listed $72,000 RMLSA as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2023): $1,970 · +5.7% YoY. Source: county tax records.