314 S Quincy St · Clinton, IL 61727

$70,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1893 6,806 sqft lot $69/sqft · 23% below area Est $91k · 23% under ↓ 14% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 6,806 sq ft lot
• 2 garage spots
• Built 1893

Property features AI

Finance

• Other: Possession at closing; Earnest money held
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned), 2 garage/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area; Property over 100 years old; Built before 1978
• Construction: Vinyl siding; Approx. total finished area 1,008 (main) with total finished/unfinshed area 2,016; Unfinished basement approx. 1,008; Less than 0.25 acre lot (dimensions ~61.875 x 110)
• Exterior features: Enclosed porch (approx. 13 x 7); Family room and living room on main level; Dining room on main level (approx. 13 x 12); Public water; Public sewer; School bus service

Interior

• Kitchen: Kitchen on the main level (approx. 13 x 11)
• Bedrooms: Two bedrooms located on the main level; Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Main-level laundry room (approx. 5 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $70k).
• Cap rate 10.0% vs local median 5.2% in Clinton — 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 (#519 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Clinton CUSD 15 (town): math 20% / reading 30% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clinton Elem School (math 36% / reading 38%, grade F, #457 of 2,056 statewide, top 24%, 477 students, 0% FRL); Clinton Jr High School (math 10% / reading 24%, grade F, #460 of 665 statewide, top 72%, 370 students, 0% FRL); Clinton High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 483 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 14 units permitted in De Witt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• De Witt County population projected at -22% 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (median comp): $90,717
• List price: $70,000
• Delta: -22.84%
• 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
314 S Quincy St	0.00mi	2/1.0	1,008 (0%)	1mo	$60,000	$60	100
219 S Jackson St	0.11mi	2/2.0	1,052 (+4%)	2mo	$135,000	$128	82
501 N Elm St	0.51mi	2/1.0	998 (-1%)	4mo	$55,000	$55	71
701 W South St	0.38mi	2/1.5	1,065 (+6%)	6mo	$106,000	$100	66
824 E Adams St	0.56mi	2/1.5	996 (-1%)	8mo	$103,000	$103	64
701 S Cain St	0.58mi	3/1.0 (+1)	1,036 (+3%)	2mo	$46,500	$45	62
504 Isabella St	0.73mi	2/1.0	969 (-4%)	2mo	$105,775	$109	58
421 N Grant St	0.43mi	3/1.5 (+1)	1,120 (+11%)	4mo	$139,900	$125	51
517 N Walnut St	0.65mi	2/1.0	1,116 (+11%)	2mo	$115,000	$103	50
713 N George St	0.73mi	2/1.0	1,116 (+11%)	2mo	$40,000	$36	47
723 N Madison St	0.62mi	2/1.0	1,132 (+12%)	7mo	$70,000	$62	45
1202 E Jefferson St E	0.75mi	3/1.0 (+1)	1,110 (+10%)	2mo	$152,500	$137	42

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,398
• Equity at exit: $10,437

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $19,892
• Equity at exit: $6,052

Cash invested: $19,600 (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 61727

• Home prices YoY: -24.7%
• Active inventory: 38
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $215

Break-even live

Break-even rent $664

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $255	-5% $235	+0% $215	+5% $195	+10% $176
Rent	-10% $141	-5% $178	+0% $215	+5% $252	+10% $289
Rate	-1.0pp $250	-0.5pp $233	base $215	+0.5pp $197	+1.0pp $179

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $70,000 Active 210-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: $1,541 · $128/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$24/yr (+$2/mo · 1.5%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,238
• − Mortgage interest: −$3,921
• − Property taxes: −$1,541
• − Insurance: −$350
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,036
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,200/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: Clinton CUSD 15
• NCES district ID: 1710440
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $49,506
• Composite: 21.98/100
• National rank: #8210
• State rank: #323 of 620 in IL

Livability — Clinton

• Score: 67/100
• State rank: #519
• US rank: #10704

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IL
• City population: 9,114
• Population (ZIP): 9,114

Population outlook (De Witt County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 15,026 · -3.5%
• By 2040: 13,704 · -12.0%
• By 2050: 12,222 · -21.5%
• By 2075: 8,863 · -43.1%
• By 2100: 5,736 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 5% Romanian 3% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · De Witt

• 2024 margin: Solid R (+44.9) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -31.5pp toward R · 2008: -13.3pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+42.9 2016: R+42.4 2012: R+27.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.13%
• Current HPI: 158.9595
• 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

-14.3% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $60,000 Public Records
• 2026-06-02 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2026-05-15 Listed $70,000 MRED as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2024): $1,541 · +177.9% YoY. Source: county tax records.