334 Glendale Dr · Quincy, IL 62301

$114,900

4 bd · 2.5 ba · 1,639 sqft · SingleFamily · 9 Days on market

0.47 ac lot Est $208k · 45% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• 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

Opportunity awaits with this spacious 4-bedroom, 2.5-bath ranch featuring a full walkout basement and a 2-car attached garage. One bedroom is non-conforming, offering flexibility for an office, hobby room, or guest space. Enjoy outdoor living with a covered patio and additional storage in the backyard shed. This property needs work and is ready for your vision—whether you're looking for your next flip project or a home to renovate and make your own. With plenty of space and endless potential, this is a chance to add value and create something special.

Key facts

• 0.47 acre lot
• 2 garage spots
• Listed 9 days

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction
• Construction: Shingle roof; Building area listed as 1,144 (recorded); Year built not provided
• Exterior features: Yard includes shed(s); Sloped lot

Interior

• Kitchen: Kitchen on main level with hardwood flooring (approx. 20 x 13)
• Bedrooms: Four bedrooms total; Primary/main-level bedroom approximately 14 x 13 with egress window (vinyl flooring); Second/main-level bedroom approximately 11 x 10 with egress window (vinyl flooring); Third/main-level bedroom approximately 10 x 9 with egress window (other flooring); Fourth basement bedroom approximately 14.5 x 11 (carpet; no egress window)
• Flooring: Vinyl flooring in multiple main-level rooms; Hardwood flooring in the kitchen; Carpet in basement bedroom; Tile and other flooring in additional rooms and bathrooms
• Bathrooms: Two full bathrooms; One half bathroom; Additional full bathroom in the basement
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Solid surface countertops; High-speed internet; Wood-burning fireplace located in the family room; Full, partially finished basement
• Laundry & utility: Basement laundry room (approx. 14 x 14)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% 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: Thomas S Baldwin Elem Sch (math 21% / reading 21%, grade F, #1,024 of 2,056 statewide, top 50%, 563 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: Rents rising fast (+10.8%/yr); 180 active listings in the ZIP; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $794 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.22% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $208,153
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Edgewood Dr	0.37mi	3/2.0 (-1)	1,642 (+0%)	1mo	$230,000	$140	74
3000 Lincoln Hl SE	0.32mi	3/1.5 (-1)	1,712 (+4%)	7mo	$211,750	$124	63
728 Ridgewood Dr	0.39mi	3/2.0 (-1)	1,663 (+2%)	13mo	$212,000	$127	62
619 Meadow Lark Dr	0.39mi	4/2.0	1,830 (+12%)	1mo	$194,000	$106	59
531 Holford Dr	0.25mi	3/2.0 (-1)	1,589 (-3%)	21mo	$155,000	$98	59
3901 Holiday Dr	0.44mi	3/2.0 (-1)	1,722 (+5%)	6mo	$220,000	$128	58
437 N 30th St	0.73mi	4/1.0	1,665 (+2%)	2mo	$105,806	$64	56
631 Meadowlark St	0.42mi	4/3.0	1,500 (-8%)	10mo	$349,000	$233	56
328 Lincoln Hl NW	0.37mi	3/2.0 (-1)	1,854 (+13%)	2mo	$287,500	$155	52
732 Edgewood Dr	0.35mi	3/1.5 (-1)	1,770 (+8%)	13mo	$135,000	$76	51
3036 Lincoln Hill St SE	0.22mi	4/2.0	1,862 (+14%)	18mo	$279,000	$150	50
2808 Maine St	0.53mi	3/2.5 (-1)	1,883 (+15%)	2mo	$215,175	$114	44

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,941
• Equity at exit: $17,132

10-year hold

• IRR: 17.1%
• Equity multiple: 2.77×
• Total profit: $56,803
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $237

Break-even live

Break-even rent $1,099

Max offer price $114,900

Occupancy floor 78%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $114,900 Under Contract 9 DOM
2. 2026-06-18
   days on market $114,900 Under Contract 8 DOM
3. 2026-06-17
   days on market $114,900 Under Contract 7 DOM
4. 2026-06-16
   days on market $114,900 Under Contract 6 DOM
5. 2026-06-15
   days on market $114,900 Under Contract 5 DOM
6. 2026-06-14
   days on market $114,900 Under Contract 3 DOM
7. 2026-06-12
   remarks 557-char remark
8. 2026-06-12
   listed $114,900 Under Contract 2 DOM

ⓘ 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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 ≥106°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: $16,793
• − Mortgage interest: −$6,436
• − Property taxes: −$2,617
• − Insurance: −$574
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,343
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,572/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

2 events — show timeline

• 2026-06-10 Contingent — RMLSA as Distributed by MLS Grid
• 2026-06-09 Listed $114,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2023): $2,617 · +6.9% YoY. Source: county tax records.