929 N 6th St · Quincy, IL 62301

$110,000

5 bd · 2.0 ba · 2,340 sqft · SingleFamily · 61 Days on market

Built 1877 0.34 ac lot $47/sqft · 16% below area Est $131k · 16% under

---

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 +14.6/15.0
• 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

Timeless charm meets modern updates in this spacious 2-story Victorian brick home! Featuring 5 bedrooms and 2 full baths, this property offers plenty of room to spread out while showcasing classic character throughout. Recent updates include all new carpet and fresh paint (September 2025), making it move-in ready. Enjoy relaxing on the large covered front porch complete with a ceiling fan—perfect for quiet mornings or evening unwinding. The fenced-in yard provides privacy and space for outdoor enjoyment, highlighted by six fruit trees (3 cherry, 2 apple, and 1 mulberry) for a touch of country living right at home. Additional features include a 1-car detached garage and a spacious attic offering excellent storage or potential for future finishing. A rare opportunity to own a beautifully updated Victorian with both charm and functionality! List of updates available in the document section.

Key facts

• 0.34 acre lot
• Garage
• Built 1877

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 1 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $49k; list at $110k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1877 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $130,553
• List price: $110,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 N 6th St	0.00mi	5/2.0	2,340 (0%)	1mo	$95,000	$41	100
1120 N 8th St	0.26mi	4/1.5 (-1)	2,051 (-12%)	10mo	$42,000	$20	52

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: 25.4%
• Equity multiple: 2.12×
• Total profit: $34,412
• Equity at exit: $16,401

10-year hold

• IRR: 36.0%
• Equity multiple: 5.13×
• Total profit: $127,193
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $676

Break-even live

Break-even rent $883

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $738	-5% $707	+0% $676	+5% $645	+10% $614
Rent	-10% $539	-5% $607	+0% $676	+5% $745	+10% $813
Rate	-1.0pp $731	-0.5pp $704	base $676	+0.5pp $648	+1.0pp $619

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$5,600	$2.87	44d	12	0.76mi

Listing history 19 events

1. 2026-06-02
   days on market $110,000 Under Contract 61 DOM
2. 2026-06-01
   days on market $110,000 Under Contract 60 DOM
3. 2026-05-31
   days on market $110,000 Under Contract 59 DOM
4. 2026-05-30
   days on market $110,000 Under Contract 58 DOM
5. 2026-05-05
   historical Under Contract 906-char remark

   Show marketing remark (906 chars)

   Timeless charm meets modern updates in this spacious 2-story Victorian brick home! Featuring 5 bedrooms and 2 full baths, this property offers plenty of room to spread out while showcasing classic character throughout. Recent updates include all new carpet and fresh paint (September 2025), making it move-in ready. Enjoy relaxing on the large covered front porch complete with a ceiling fan—perfect for quiet mornings or evening unwinding. The fenced-in yard provides privacy and space for outdoor enjoyment, highlighted by six fruit trees (3 cherry, 2 apple, and 1 mulberry) for a touch of country living right at home. Additional features include a 1-car detached garage and a spacious attic offering excellent storage or potential for future finishing. A rare opportunity to own a beautifully updated Victorian with both charm and functionality! List of updates available in the document section.

6. 2026-04-02
   listed $110,000 Active 906-char remark

   Show marketing remark (906 chars)

   Timeless charm meets modern updates in this spacious 2-story Victorian brick home! Featuring 5 bedrooms and 2 full baths, this property offers plenty of room to spread out while showcasing classic character throughout. Recent updates include all new carpet and fresh paint (September 2025), making it move-in ready. Enjoy relaxing on the large covered front porch complete with a ceiling fan—perfect for quiet mornings or evening unwinding. The fenced-in yard provides privacy and space for outdoor enjoyment, highlighted by six fruit trees (3 cherry, 2 apple, and 1 mulberry) for a touch of country living right at home. Additional features include a 1-car detached garage and a spacious attic offering excellent storage or potential for future finishing. A rare opportunity to own a beautifully updated Victorian with both charm and functionality! List of updates available in the document section.

7. 2025-08-02
   historical
8. 2025-05-14
   price
9. 2025-05-07
   price
10. 2025-04-23
    price
11. 2025-04-09
    price
12. 2025-03-21
    listed Active
13. 2022-09-27
    historical
14. 2022-01-14
    historical
15. 2007-07-25
    soldstatus $49,000
16. 2007-07-25
    soldstatus $49,000
17. 2007-07-19
    listed $49,000
18. 2007-07-19
    listed $49,000
19. 2007-07-01
    soldstatus $49,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,700 · $142/mo
• Expected delta: +$797/yr (+$66/mo · 88.4%)

ⓘ 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: $20,870
• − Mortgage interest: −$6,162
• − Property taxes: −$902
• − Insurance: −$550
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$3,200
• Taxable income: $6,717
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $6,501/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

+124.5% since first listed

15 events — show timeline

• 2026-05-05 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2025-08-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-05-14 Price Changed — MRED as Distributed by MLS Grid
• 2025-05-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-04-09 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-21 Listed — MRED as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2007-07-25 Sold (MLS) $49,000 MRED as Distributed by MLS Grid
• 2007-07-25 Sold (MLS) $49,000 RMLSA as Distributed by MLS Grid
• 2007-07-19 Listed $49,000 MRED as Distributed by MLS Grid
• 2007-07-19 Listed $49,000 RMLSA as Distributed by MLS Grid
• 2007-07-01 Sold (Public Records) $49,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $902 · +9.1% YoY. Source: county tax records.