1715 N 4th St · Quincy, IL 62301

$50,000

1 bd · 1.0 ba · 1,840 sqft · SingleFamily · 304 Days on market

6,534 sqft lot $27/sqft · 53% below area ↓ 20% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

Key facts

• 3 season room
• 2 car carport
• Half acre

Tags

• HALF ACRE
• FENCED
• 2 CAR CARPORT
• 2 CAR GARAGE
• 3 SEASON ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.18% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.77%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $107,445
• List price: $50,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Cherry St	0.52mi	2/1.0 (+1)	1,734 (-6%)	0mo	$15,000	$9	61
930 Maple St	0.55mi	2/2.0 (+1)	1,924 (+5%)	23mo	$192,000	$100	39
1208 N 9th St	0.62mi	2/2.0 (+1)	1,670 (-9%)	10mo	$162,900	$98	38

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: 46.3%
• Equity multiple: 3.16×
• Total profit: $30,196
• Equity at exit: $7,455

10-year hold

• IRR: 54.2%
• Equity multiple: 7.75×
• Total profit: $94,438
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $511

Break-even live

Break-even rent $442

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• 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	$1,800	$0.92	43d	12	1.35mi

Listing history 30 events

1. 2026-06-19
   days on market $50,000 Active 304 DOM
2. 2026-06-18
   days on market $50,000 Active 303 DOM
3. 2026-06-17
   days on market $50,000 Active 302 DOM
4. 2026-06-16
   days on market $50,000 Active 301 DOM
5. 2026-06-15
   days on market $50,000 Active 300 DOM
6. 2026-06-14
   days on market $50,000 Active 298 DOM
7. 2026-06-12
   days on marketlisting id $50,000 Active 297 DOM
8. 2026-06-09
   days on market $50,000 Active 294 DOM
9. 2026-06-08
   days on market $50,000 Active 293 DOM
10. 2026-06-07
    days on market $50,000 Active 292 DOM
11. 2026-06-03
    days on market $50,000 Active 288 DOM
12. 2026-06-02
    days on market $50,000 Active 287 DOM
13. 2026-06-01
    days on market $50,000 Active 286 DOM
14. 2026-05-31
    days on market $50,000 Active 285 DOM
15. 2026-05-30
    days on market $50,000 Active 284 DOM
16. 2026-01-08
    historical
17. 2026-01-08
    status Active
18. 2026-01-06
    historical
19. 2026-01-05
    historical
20. 2025-11-03
    price $50,000 414-char remark

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

21. 2025-11-03
    price

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

22. 2025-11-03
    price $50,000

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

23. 2025-09-25
    price

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

24. 2025-09-25
    price $55,000

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

25. 2025-09-25
    price $55,000 414-char remark

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

26. 2025-08-16
    listed Active

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

27. 2025-08-16
    listed $62,500 Active 414-char remark

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

28. 2025-08-16
    listed $62,500 Active

    Show marketing remark (414 chars)

    Fantastic find! home with almost a half acre that is fenced includes 2nd lot. Taxes and lot size for both. Must be purchased with 2nd home with 2 bed one bath. 1717 N 4th. Start your own little compound. Use as rentals. possibilities are endless. Homes have shared water. 2 car carport attached to home plus a 2 car garage with one car door attached to a 3 season room. Inspections welcomed homes being Sold As is.

29. 2022-09-27
    historical
30. 2021-09-20
    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: $795 · $66/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$170/yr (+$14/mo · 21.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $13,063
• − Mortgage interest: −$2,801
• − Property taxes: −$795
• − Insurance: −$250
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,455
• Taxable income: $5,673
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $4,767/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

-20.0% since first listed

15 events — show timeline

• 2026-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-03 Price Changed $50,000 Quincy AOR
• 2025-11-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-03 Price Changed $50,000 MRED as Distributed by MLS Grid
• 2025-09-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-25 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2025-09-25 Price Changed $55,000 Quincy AOR
• 2025-08-16 Listed $62,500 MRED as Distributed by MLS Grid
• 2025-08-16 Listed $62,500 Quincy AOR
• 2025-08-16 Listed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-09-20 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2023): $795 · +9.6% YoY. Source: county tax records.