1016 N 4th St · Quincy, IL 62301-1810

$73,500

4 bd · 1.5 ba · 4,812 sqft · SingleFamily · 54 Days on market

Built 1876 0.47 ac lot $15/sqft · 18% below area Est $90k · 18% under

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Why this score? — see what drove the A- 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
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Step into timeless charm with this beautifully 1876 mini mansion. This spacious home offers generously sized bedrooms and expansive living areas, providing both comfort and versatility for today’s lifestyle. Major improvements bring peace of mind, including a fully replaced sewer line from the street to the basement (2025, $14,000 investment by Vincent & Sill). Upstairs bathrooms plumbing replaced and bathroom remodeled. The home also features updated upstairs replacement windows. Furnace, A/C, and water heater believed to be replaced around 2017–2018, offering added efficiency and reliability. While some cosmetic updates remain, the home’s solid structure and though

Key facts

• Bathroom remodeled
• 0.47 acre lot
• 2 garage spots

Tags

• FULLY REPLACED SEWER LINE
• BATHROOM REMODELED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels (built 1876)
• Construction: Built in 1876
• Exterior features: Shingle roof; Lot with dimensions approximately 106 x 189

Interior

• Kitchen: Kitchen on main level; Breakfast nook on main level
• Bedrooms: 4 bedrooms; Upper-level bedrooms with egress windows (multiple rooms)
• Flooring: Hardwood flooring in multiple main and upper-level rooms; Carpet in at least one upper-level bedroom; Other flooring in some bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: One fireplace; Full basement
• Laundry & utility: Upper-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: crime D, employment D, amenities 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.
• Zoned schools: Colonel George Iles Elem Sch (math 29% / reading 29%, grade F, #727 of 2,056 statewide, top 36%, 519 students, 0% FRL); Quincy Jr High School (math 25% / reading 30%, grade F, #295 of 665 statewide, top 45%, 1,348 students, 0% FRL); Quincy Sr High School (math 21% / reading 28%, grade F, #256 of 693 statewide, top 44%, 1,924 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($508 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $55k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,295 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.91% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.34%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (median comp): $89,939
• List price: $73,500
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Spring St	0.47mi	3/3.0 (-1)	4,500 (-6%)	7mo	$275,000	$61	50

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: 39.1%
• Equity multiple: 3.20×
• Total profit: $45,311
• Equity at exit: $33,049

10-year hold

• IRR: 39.1%
• Equity multiple: 6.36×
• Total profit: $110,328
• Equity at exit: $50,932

Cash invested: $20,580 (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 62301-1810

• Active inventory: 1
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $572

Break-even live

Break-even rent $678

Max offer price $73,500

Occupancy floor 54%

Sensitivity live

Price	-10% $613	-5% $593	+0% $572	+5% $551	+10% $530
Rent	-10% $461	-5% $516	+0% $572	+5% $627	+10% $683
Rate	-1.0pp $609	-0.5pp $591	base $572	+0.5pp $553	+1.0pp $533

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $73,500 Under Contract 54 DOM
2. 2026-06-18
   days on market $73,500 Under Contract 53 DOM
3. 2026-06-17
   days on market $73,500 Under Contract 52 DOM
4. 2026-06-16
   days on market $73,500 Under Contract 51 DOM
5. 2026-06-15
   days on market $73,500 Under Contract 50 DOM
6. 2026-06-14
   days on market $73,500 Under Contract 48 DOM
7. 2026-06-12
   days on market $73,500 Under Contract 47 DOM
8. 2026-06-09
   days on market $73,500 Under Contract 44 DOM
9. 2026-06-08
   days on market $73,500 Under Contract 43 DOM
10. 2026-06-07
    days on market $73,500 Under Contract 42 DOM
11. 2026-06-03
    days on market $73,500 Under Contract 38 DOM
12. 2026-06-02
    days on market $73,500 Under Contract 37 DOM
13. 2026-06-01
    days on market $73,500 Under Contract 36 DOM
14. 2026-05-31
    days on market $73,500 Under Contract 35 DOM
15. 2026-05-30
    days on market $73,500 Under Contract 34 DOM
16. 2026-05-11
    historical Under Contract 980-char remark
17. 2026-04-26
    listed $73,500 Active 980-char remark
18. 2022-09-27
    historical
19. 2022-09-27
    historical
20. 2022-09-27
    historical
21. 2017-04-11
    soldstatus $54,900
22. 2017-04-07
    soldstatus $54,900
23. 2017-04-07
    soldstatus $54,900
24. 2017-04-07
    soldstatus $54,900
25. 2016-06-28
    listed $56,900
26. 2016-06-28
    listed $56,900
27. 2016-06-28
    listed $56,900
28. 2016-05-01
    historical

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: +$115/yr (+$10/mo · 8.0%)

ⓘ 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 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: $16,825
• − Mortgage interest: −$4,117
• − Property taxes: −$1,438
• − Insurance: −$368
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,138
• Taxable income: $6,073
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $5,404/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+29.2% since first listed

13 events — show timeline

• 2026-05-11 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-26 Listed $73,500 RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-04-11 Sold (Public Records) $54,900 Public Records
• 2017-04-07 Sold (MLS) $54,900 Quincy AOR
• 2017-04-07 Sold (MLS) $54,900 MRED as Distributed by MLS Grid
• 2017-04-07 Sold (MLS) $54,900 RMLSA as Distributed by MLS Grid
• 2016-06-28 Listed $56,900 Quincy AOR
• 2016-06-28 Listed $56,900 MRED as Distributed by MLS Grid
• 2016-06-28 Listed $56,900 RMLSA as Distributed by MLS Grid
• 2016-05-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2023): $1,438 · +5.7% YoY. Source: county tax records.