1219 Lind St · Quincy, IL 62301

$92,500

3 bd · 1.0 ba · 1,490 sqft · SingleFamily · 149 Days on market

Built 1902 9,147 sqft lot $62/sqft · 29% below area Est $131k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

Key facts

• Fenced yard
• Car port
• Spacious kitchen

Tags

• FENCED YARD
• DECK
• CAR PORT
• STORAGE BUILDINGS
• SPACIOUS KITCHEN
• DINING NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 2 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• At $2,108/mo this rent would consume 49% of the median local household income ($52k/yr) (locally 1238% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $92k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.28% ✓
• Cap rate: 19.66%
• Cash-on-cash: 47.74%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $130,925
• List price: $92,500
• Delta: -29.35%
• 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
1221 Elm St	0.08mi	3/1.0	1,470 (-1%)	0mo	$58,000	$39	94
1314 N 10th St	0.43mi	3/1.5	1,505 (+1%)	1mo	$72,000	$48	76
1635 Chestnut St	0.37mi	3/1.5	1,524 (+2%)	4mo	$188,900	$124	74
1238 N 12th St	0.32mi	3/2.0	1,440 (-3%)	7mo	$135,000	$94	69
1512 Chestnut St	0.23mi	3/1.0	1,280 (-14%)	6mo	$143,000	$112	61
1406 Hampshire St	0.64mi	2/1.0 (-1)	1,413 (-5%)	1mo	$135,000	$96	56
1408 Locust St	0.59mi	2/1.5 (-1)	1,575 (+6%)	2mo	$134,550	$85	54
1717 Cedar St	0.49mi	2/2.0 (-1)	1,352 (-9%)	1mo	$170,000	$126	52
2042 Elm St	0.70mi	3/2.0	1,401 (-6%)	6mo	$149,000	$106	48
908 Spruce St	0.44mi	3/4.0	1,649 (+11%)	2mo	$60,000	$36	48
530 Lind St	0.61mi	3/1.0	1,277 (-14%)	3mo	$29,000	$23	45
1400 N 12th St	0.43mi	4/2.5 (+1)	1,665 (+12%)	6mo	$123,711	$74	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: 50.7%
• Equity multiple: 3.39×
• Total profit: $61,804
• Equity at exit: $13,792

10-year hold

• IRR: 58.2%
• Equity multiple: 8.30×
• Total profit: $189,149
• Equity at exit: $7,998

Cash invested: $25,900 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,030

Break-even live

Break-even rent $804

Max offer price $92,500

Occupancy floor 46%

Sensitivity live

Price	-10% $1,083	-5% $1,056	+0% $1,030	+5% $1,004	+10% $978
Rent	-10% $864	-5% $947	+0% $1,030	+5% $1,114	+10% $1,197
Rate	-1.0pp $1,077	-0.5pp $1,054	base $1,030	+0.5pp $1,006	+1.0pp $982

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	44d	1	0.88mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$4,333	$2.22	44d	12	1.05mi

Listing history 25 events

1. 2026-06-19
   days on market $92,500 Active 149 DOM
2. 2026-06-18
   days on market $92,500 Active 148 DOM
3. 2026-06-17
   days on market $92,500 Active 147 DOM
4. 2026-06-16
   days on market $92,500 Active 146 DOM
5. 2026-06-15
   days on market $92,500 Active 145 DOM
6. 2026-06-14
   days on market $92,500 Active 143 DOM
7. 2026-06-12
   days on market $92,500 Active 142 DOM
8. 2026-06-09
   days on market $92,500 Active 139 DOM
9. 2026-06-08
   days on market $92,500 Active 138 DOM
10. 2026-06-07
    days on market $92,500 Active 137 DOM
11. 2026-06-03
    days on market $92,500 Active 133 DOM
12. 2026-06-02
    days on market $92,500 Active 132 DOM
13. 2026-06-01
    days on market $92,500 Active 131 DOM
14. 2026-05-31
    days on market $92,500 Active 130 DOM
15. 2026-05-30
    days on market $92,500 Active 129 DOM
16. 2026-04-30
    price $94,500 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

17. 2026-04-15
    price $99,500 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

18. 2026-04-02
    price $103,000 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

19. 2026-03-16
    price $105,000 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

20. 2026-03-03
    price $110,000 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

21. 2026-01-19
    listed $115,000 Active 565-char remark

    Show marketing remark (565 chars)

    Cute home featuring generously sized rooms and a convenient location! Enjoy a huge, fully fenced yard with privacy fencing. The expansive deck, two-car carport, and storage buildings add convenience and versatility. Inside, you'll love the spacious kitchen with a pantry and an inviting dining nook. The enormous open-concept living and dining area offers plenty of space for gatherings. Updated furnace (2016) and AC (2020) provide peace of mind. Inspections are welcome - property is being sold "as is." Other roofing is roll roofing, over kitchen only.

22. 2022-09-27
    historical
23. 2006-06-09
    soldstatus $52,500
24. 2006-06-01
    soldstatus $52,500
25. 2005-06-28
    listed $55,000

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$379/yr (+$32/mo · 28.3%)

ⓘ 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 ≥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: $25,301
• − Mortgage interest: −$5,181
• − Property taxes: −$1,341
• − Insurance: −$462
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$2,691
• Taxable income: $11,577
• Est. tax owed @ 24.0%: −$2,779
• After-tax cash flow: $9,585/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

+71.8% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $94,500 MRED as Distributed by MLS Grid
• 2026-04-15 Price Changed $99,500 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $103,000 MRED as Distributed by MLS Grid
• 2026-03-16 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2026-03-03 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2026-01-19 Listed $115,000 MRED as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2006-06-09 Sold (MLS) $52,500 RMLSA as Distributed by MLS Grid
• 2006-06-01 Sold (Public Records) $52,500 Public Records
• 2005-06-28 Listed $55,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2023): $1,341 · +8.1% YoY. Source: county tax records.