1320 N 11th St · Quincy, IL 62301

$59,900

1 bd · 1.0 ba · 989 sqft · SingleFamily · 47 Days on market

Built 1906 4,356 sqft lot $61/sqft · 32% below area Est $88k · 32% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Affordable opportunity in Quincy! This shotgun-style home offers 1 bedroom, 1 bathroom, a basement, and usable attic space with potential to create 1-2 additional bedrooms if desired. Whether you are looking for an affordable owner-occupied home or a great investment opportunity, this property offers plenty of potential.

Key facts

• 4,356 sq ft lot
• Built 1906
• Listed 46 days

Property features AI

Exterior

• Parking: On-street parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1906; Total living area about 989
• Construction: Metal roof; Partial basement
• Exterior features: Level lot; Lot dimensions approximately 20 x 220

Interior

• Kitchen: Kitchen on the main level (vinyl flooring)
• Bedrooms: 1 bedroom on the main level (approx. 12' x 15') with egress window
• Flooring: Carpet in bedroom and living room; Vinyl in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Partial basement with walk-out access; No fireplaces
• Laundry & utility: Main level laundry room (approx. 7' x 9')

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.42% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,081
• List price: $59,900
• Delta: -31.99%
• 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
903 N 12th St	0.39mi	2/1.0 (+1)	952 (-4%)	1mo	$65,000	$68	70
629 Cherry St	0.41mi	2/1.0 (+1)	1,001 (+1%)	10mo	$48,000	$48	65
1620 Chestnut St	0.57mi	2/1.0 (+1)	1,000 (+1%)	3mo	$137,000	$137	64
1029 N 11th St	0.24mi	1/1.0	847 (-14%)	3mo	$60,000	$71	62
1815 N 18th St	0.71mi	1/1.0	972 (-2%)	4mo	$86,500	$89	61
1418 N 6th	0.43mi	2/1.0 (+1)	925 (-6%)	9mo	$157,000	$170	57
1633 Spruce St	0.48mi	2/1.0 (+1)	902 (-9%)	3mo	$137,000	$152	56
1212 Lind St	0.42mi	2/1.0 (+1)	1,098 (+11%)	3mo	$89,500	$82	54
1407 Cherry St	0.35mi	2/1.0 (+1)	858 (-13%)	9mo	$110,000	$128	49
1821 Maple St	0.67mi	2/2.0 (+1)	932 (-6%)	8mo	$145,000	$156	44
1821 Maple St	0.67mi	2/2.0 (+1)	932 (-6%)	8mo	$145,000	$156	44
1700 Sycamore	0.51mi	2/1.0 (+1)	864 (-13%)	11mo	$110,000	$127	41

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: 11.7%
• Equity multiple: 1.49×
• Total profit: $8,275
• Equity at exit: $8,931

10-year hold

• IRR: 24.6%
• Equity multiple: 3.69×
• Total profit: $45,155
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $211

Break-even live

Break-even rent $584

Max offer price $59,900

Occupancy floor 70%

Sensitivity live

Price	-10% $245	-5% $228	+0% $211	+5% $194	+10% $177
Rent	-10% $144	-5% $177	+0% $211	+5% $245	+10% $278
Rate	-1.0pp $241	-0.5pp $226	base $211	+0.5pp $196	+1.0pp $180

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: $14,975
• Closing costs: $1,797
• 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	1.12mi
500 Maine St Quincy, IL	1.0	1.0	937	$700	$0.75	44d	1	1.25mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$1,800	$0.92	44d	12	1.28mi
133 S 4th St Apt 206 Quincy, IL	2.0	1.0	620	$1,450	$2.34	44d	1	1.33mi

Listing history 13 events

1. 2026-06-15
   days on market $59,900 Active 47 DOM
2. 2026-06-14
   days on market $59,900 Active 45 DOM
3. 2026-06-12
   days on market $59,900 Active 44 DOM
4. 2026-06-09
   days on market $59,900 Active 41 DOM
5. 2026-06-08
   days on market $59,900 Active 40 DOM
6. 2026-06-07
   days on market $59,900 Active 39 DOM
7. 2026-06-03
   days on market $59,900 Active 35 DOM
8. 2026-06-02
   days on market $59,900 Active 34 DOM
9. 2026-06-01
   days on market $59,900 Active 33 DOM
10. 2026-05-31
    days on market $59,900 Active 32 DOM
11. 2026-05-30
    days on market $59,900 Active 31 DOM
12. 2026-05-12
    price $64,500 322-char remark
13. 2026-04-29
    listed $69,900 Active 322-char remark

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$280/yr (+$23/mo · 35.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $10,213
• − Mortgage interest: −$3,355
• − Property taxes: −$800
• − Insurance: −$966
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,743
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,121/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

Property tax history

+1.5%/yr

Latest (2023): $800 · +5.7% YoY. Source: county tax records.