812 N 7th St · Quincy, IL 62301

$89,900

2 bd · 1.0 ba · 848 sqft · SingleFamily · 177 Days on market

4,792 sqft lot $106/sqft · 35% above area Est $67k · 35% over

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Why this score? — see what drove the C+ 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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

812 N 7th St – Updated 2 Bed / 1 Bath | 848 SF This well-maintained 848 sq ft, 2-bedroom, 1-bath single-family residence was updated in 2021 and is move-in ready. Improvements include a new roof, new electrical, HVAC system, water heater, flooring, updated kitchen and bathroom, and tuckpointing. Offered at $89,900, the property should qualify for FHA and VA financing, making it an excellent option for owner-occupants. With an acceptable offer, the seller is offering a 5% credit at closing, which may be applied toward buyer closing costs, prepaid items, or interest-rate buy-downs, subject to lender approval. Disclosure: Owner/partner is a licensed real estate broker in the State of Illinois. A solid opportunity for a primary residence or low-maintenance investment.

Key facts

• Water heater
• New electrical
• Updated kitchen

Tags

• NEW ROOF
• NEW ELECTRICAL
• HVAC SYSTEM
• WATER HEATER
• UPDATED KITCHEN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Rents rising fast (+10.8%/yr); 180 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.73% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $66,822
• List price: $89,900
• Delta: 34.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 N 11th St	0.37mi	1/1.0 (-1)	847 (-0%)	3mo	$60,000	$71	76
917 Cherry St	0.30mi	2/1.0	850 (+0%)	12mo	$102,000	$120	75
616 Oak	0.23mi	1/1.0 (-1)	782 (-8%)	7mo	$6,500	$8	66
519 College Ave	0.19mi	1/1.0 (-1)	904 (+7%)	14mo	$6,000	$7	63
1407 Cherry St	0.65mi	2/1.0	858 (+1%)	9mo	$110,000	$128	61
700 N 3rd St	0.38mi	2/1.0	900 (+6%)	14mo	$92,000	$102	60
903 N 12th St	0.41mi	2/1.0	952 (+12%)	1mo	$65,000	$68	60
1220 N 7th St	0.36mi	3/1.0 (+1)	912 (+8%)	16mo	$80,000	$88	52
1418 N 6th	0.54mi	2/1.0	925 (+9%)	9mo	$157,000	$170	52
912 N 12th St	0.44mi	1/1.0 (-1)	756 (-11%)	16mo	$22,450	$30	43
1320 Lind St	0.55mi	1/1.0 (-1)	904 (+7%)	19mo	$64,900	$72	42
1519 College Ave	0.73mi	2/1.0	950 (+12%)	14mo	$149,000	$157	34

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: 32.7%
• Equity multiple: 2.47×
• Total profit: $36,887
• Equity at exit: $13,404

10-year hold

• IRR: 42.2%
• Equity multiple: 5.97×
• Total profit: $125,152
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $679

Break-even live

Break-even rent $696

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $730	-5% $705	+0% $679	+5% $654	+10% $628
Rent	-10% $556	-5% $618	+0% $679	+5% $741	+10% $802
Rate	-1.0pp $724	-0.5pp $702	base $679	+0.5pp $656	+1.0pp $632

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 N 8th St Unit 1/2-5 Quincy, IL	2.0	1.0	750	$475	$0.63	44d	1	0.60mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	44d	1	0.69mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$3,067	$1.57	44d	12	0.71mi
133 S 4th St Apt 206 Quincy, IL	2.0	1.0	620	$1,450	$2.34	44d	1	0.76mi

Listing history 22 events

1. 2026-06-19
   days on market $89,900 Active 177 DOM
2. 2026-06-18
   days on market $89,900 Active 176 DOM
3. 2026-06-17
   days on market $89,900 Active 175 DOM
4. 2026-06-16
   days on market $89,900 Active 174 DOM
5. 2026-06-15
   days on market $89,900 Active 173 DOM
6. 2026-06-14
   days on market $89,900 Active 171 DOM
7. 2026-06-12
   days on market $89,900 Active 170 DOM
8. 2026-06-09
   days on market $89,900 Active 167 DOM
9. 2026-06-08
   days on market $89,900 Active 166 DOM
10. 2026-06-07
    days on market $89,900 Active 165 DOM
11. 2026-06-03
    days on market $89,900 Active 161 DOM
12. 2026-06-02
    days on market $89,900 Active 160 DOM
13. 2026-06-01
    days on market $89,900 Active 159 DOM
14. 2026-05-31
    days on market $89,900 Active 158 DOM
15. 2026-05-30
    days on market $89,900 Active 157 DOM
16. 2026-04-20
    historical
17. 2026-02-13
    price
18. 2026-01-19
    price
19. 2025-12-24
    listed Active

    Show marketing remark (781 chars)

    812 N 7th St – Updated 2 Bed / 1 Bath | 848 SF This well-maintained 848 sq ft, 2-bedroom, 1-bath single-family residence was updated in 2021 and is move-in ready. Improvements include a new roof, new electrical, HVAC system, water heater, flooring, updated kitchen and bathroom, and tuckpointing. Offered at $89,900, the property should qualify for FHA and VA financing, making it an excellent option for owner-occupants. With an acceptable offer, the seller is offering a 5% credit at closing, which may be applied toward buyer closing costs, prepaid items, or interest-rate buy-downs, subject to lender approval. Disclosure: Owner/partner is a licensed real estate broker in the State of Illinois. A solid opportunity for a primary residence or low-maintenance investment.

20. 2025-12-24
    listed $89,900 Active 781-char remark

    Show marketing remark (781 chars)

    812 N 7th St – Updated 2 Bed / 1 Bath | 848 SF This well-maintained 848 sq ft, 2-bedroom, 1-bath single-family residence was updated in 2021 and is move-in ready. Improvements include a new roof, new electrical, HVAC system, water heater, flooring, updated kitchen and bathroom, and tuckpointing. Offered at $89,900, the property should qualify for FHA and VA financing, making it an excellent option for owner-occupants. With an acceptable offer, the seller is offering a 5% credit at closing, which may be applied toward buyer closing costs, prepaid items, or interest-rate buy-downs, subject to lender approval. Disclosure: Owner/partner is a licensed real estate broker in the State of Illinois. A solid opportunity for a primary residence or low-maintenance investment.

21. 2024-10-20
    historical $770
22. 2024-10-15
    listed $770

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $1,266 · $106/mo
• Expected delta: +$775/yr (+$65/mo · 157.6%)

ⓘ 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 ≥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: $18,668
• − Mortgage interest: −$5,036
• − Property taxes: −$492
• − Insurance: −$450
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$2,615
• Taxable income: $7,089
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,448/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

7 events — show timeline

• 2026-04-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-13 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-24 Listed $89,900 Quincy AOR
• 2025-12-24 Listed — MRED as Distributed by MLS Grid
• 2024-10-20 Rental Removed $770 BUILDIUM
• 2024-10-15 Listed for Rent $770 BUILDIUM

Property tax history

+3.1%/yr

Latest (2023): $492 · +5.7% YoY. Source: county tax records.