1311 N 9th St · Quincy, IL 62301

$57,500

3 bd · 2.0 ba · 1,540 sqft · SingleFamily · 65 Days on market

Built 1915 10,800 sqft lot $37/sqft · 44% below area Est $103k · 44% under ↓ 37% since listing

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 bath home with attached garage. Fenced side yard and rear access garage. This is a real find in a demanding market. Single family or rental your choice.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.3% 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; 2 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• At $2,169/mo this rent would consume 50% of the median local household income ($52k/yr) (locally 1238% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $32k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1915 — 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. 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: 3.77% ✓
• Cap rate: 32.27%
• Cash-on-cash: 92.77%
• DSCR: 5.13
• GRM: 2.2

CMA / ARV

• ARV (median comp): $102,962
• List price: $57,500
• Delta: -44.15%
• 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
1314 N 10th St	0.12mi	3/1.5	1,505 (-2%)	1mo	$72,000	$48	88
908 Spruce St	0.06mi	3/4.0	1,649 (+7%)	2mo	$60,000	$36	76
1238 N 12th St	0.31mi	3/2.0	1,440 (-6%)	7mo	$135,000	$94	68
1524 N 6th St	0.30mi	3/2.0	1,680 (+9%)	4mo	$25,000	$15	68
1408 Locust St	0.52mi	2/1.5 (-1)	1,575 (+2%)	2mo	$134,550	$85	63
1030 N 8th St	0.22mi	3/1.0	1,695 (+10%)	8mo	$125,000	$74	62
1221 Elm St	0.56mi	3/1.0	1,470 (-4%)	0mo	$58,000	$39	62
1400 N 12th St	0.32mi	4/2.5 (+1)	1,665 (+8%)	6mo	$123,711	$74	60
315 Maple St	0.49mi	3/1.0	1,422 (-8%)	7mo	$91,000	$64	55
325 Cherry St	0.46mi	2/1.0 (-1)	1,734 (+13%)	0mo	$15,000	$9	48
1325 Locust St	0.48mi	4/2.0 (+1)	1,705 (+11%)	8mo	$179,000	$105	48
1609 Cherry St	0.69mi	3/2.0	1,330 (-14%)	8mo	$247,000	$186	39

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: 99.4%
• Equity multiple: 6.06×
• Total profit: $81,496
• Equity at exit: $8,573

10-year hold

• IRR: —
• Equity multiple: 15.01×
• Total profit: $225,531
• Equity at exit: $4,972

Cash invested: $16,100 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,245

Break-even live

Break-even rent $594

Max offer price $57,500

Occupancy floor 38%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$4,333	$2.22	43d	12	1.12mi
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	43d	1	1.13mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $57,500 Pending 65 DOM
2. 2026-06-02
   days on market $57,500 Active 64 DOM
3. 2026-06-01
   days on market $57,500 Active 63 DOM
4. 2026-05-31
   days on market $57,500 Active 62 DOM
5. 2026-05-30
   days on market $57,500 Active 61 DOM
6. 2026-05-08
   price $72,000 165-char remark

   Show marketing remark (165 chars)

   3 Bedroom, 2 bath home with attached garage. Fenced side yard and rear access garage. This is a real find in a demanding market. Single family or rental your choice.

7. 2026-03-30
   listed $90,000 Active 165-char remark

   Show marketing remark (165 chars)

   3 Bedroom, 2 bath home with attached garage. Fenced side yard and rear access garage. This is a real find in a demanding market. Single family or rental your choice.

8. 2023-10-31
   soldstatus $115,000
9. 2023-10-30
   soldstatus $115,000 Closed 535-char remark

   Show marketing remark (535 chars)

   Super cute 3-bedroom, 2-story home, with 2-car attached 24x24 garage with alley access! Completely updated: New laminate flooring throughout the kitchen & the entire upper level. All new replacement windows in 2023 (with the exception of 2). New front porch in 2023. New roof in 2018. New outside A/C unit in 2018. 9 foot ceilings on the main level! Huge kitchen! Main level bedroom w/ half bath on main level. Upper level features 2-additional bedrooms, including a full bath, and easily accessible attic storage above the garage.

10. 2023-09-30
    listed Under Contract 535-char remark

    Show marketing remark (535 chars)

    Super cute 3-bedroom, 2-story home, with 2-car attached 24x24 garage with alley access! Completely updated: New laminate flooring throughout the kitchen & the entire upper level. All new replacement windows in 2023 (with the exception of 2). New front porch in 2023. New roof in 2018. New outside A/C unit in 2018. 9 foot ceilings on the main level! Huge kitchen! Main level bedroom w/ half bath on main level. Upper level features 2-additional bedrooms, including a full bath, and easily accessible attic storage above the garage.

11. 2023-09-29
    listed $115,000 535-char remark

    Show marketing remark (535 chars)

    Super cute 3-bedroom, 2-story home, with 2-car attached 24x24 garage with alley access! Completely updated: New laminate flooring throughout the kitchen & the entire upper level. All new replacement windows in 2023 (with the exception of 2). New front porch in 2023. New roof in 2018. New outside A/C unit in 2018. 9 foot ceilings on the main level! Huge kitchen! Main level bedroom w/ half bath on main level. Upper level features 2-additional bedrooms, including a full bath, and easily accessible attic storage above the garage.

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $1,722 · $144/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 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: $26,030
• − Mortgage interest: −$3,221
• − Property taxes: −$1,722
• − Insurance: −$288
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$1,673
• Taxable income: $14,962
• Est. tax owed @ 24.0%: −$3,591
• After-tax cash flow: $11,345/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

-37.4% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $72,000 RMLSA as Distributed by MLS Grid
• 2026-03-30 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2023-10-31 Sold (Public Records) $115,000 Public Records
• 2023-10-30 Sold (MLS) $115,000 RMLSA as Distributed by MLS Grid
• 2023-09-30 Listed — RMLSA as Distributed by MLS Grid
• 2023-09-29 Listed $115,000 RMLSA as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2023): $1,722 · +40.4% YoY. Source: county tax records.