1330 N 6th St · Quincy, IL 62301

$129,900

3 bd · 2.0 ba · 1,908 sqft · SingleFamily · 21 Days on market

Built 1896 7,714 sqft lot $68/sqft · 30% above area Est $100k · 30% over

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Why this score? — see what drove the C+ 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
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home offers the perfect blend of historic character and today’s conveniences. Built in 1896, you’ll appreciate the timeless appeal paired with numerous modern updates throughout. The spacious layout provides comfortable living, while the 2-car detached garage adds convenience and extra storage. Step outside to enjoy the fenced yard- ideal for relaxing, entertaining, or pets. FHA financing welcome, making this a great opportunity for a wide range of buyers. Don’t miss your chance to own a piece of history with all the right updates. Inspections are welcome, but seller’s are selling As-Is.

Key facts

• Modern updates
• Fenced yard
• Historic character

Tags

• HISTORIC CHARACTER
• MODERN UPDATES
• SPACIOUS LAYOUT
• FENCED YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $2,235/mo this rent would consume 52% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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 $102k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1896 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.70%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (median comp): $99,544
• List price: $129,900
• Delta: 30.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 N 6th St	0.00mi	3/2.0	1,908 (0%)	0mo	$132,000	$69	100
1421 N 7th St	0.10mi	3/2.0	1,795 (-6%)	7mo	$124,600	$69	80
1524 N 6th St	0.17mi	3/2.0	1,680 (-12%)	4mo	$25,000	$15	69
325 Cherry St	0.30mi	2/1.0 (-1)	1,734 (-9%)	0mo	$15,000	$9	62
1120 N 8th St	0.26mi	4/1.5 (+1)	2,051 (+8%)	10mo	$42,000	$20	60
405 Parkview Dr	0.53mi	3/1.5	2,024 (+6%)	6mo	$138,000	$68	58
1030 N 8th St	0.31mi	3/1.0	1,695 (-11%)	8mo	$125,000	$74	57
908 Spruce St	0.28mi	3/4.0	1,649 (-14%)	2mo	$60,000	$36	55
1319 N 12th St	0.50mi	2/1.0 (-1)	1,766 (-7%)	9mo	$115,000	$65	48
832 N 11th St	0.61mi	2/1.5 (-1)	1,780 (-7%)	8mo	$85,000	$48	47
1400 N 12th St	0.53mi	4/2.5 (+1)	1,665 (-13%)	6mo	$123,711	$74	42
1325 Locust St	0.67mi	4/2.0 (+1)	1,705 (-11%)	8mo	$179,000	$105	39

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: 31.9%
• Equity multiple: 2.43×
• Total profit: $51,943
• Equity at exit: $19,369

10-year hold

• IRR: 41.6%
• Equity multiple: 5.89×
• Total profit: $177,704
• Equity at exit: $11,231

Cash invested: $36,372 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $961

Break-even live

Break-even rent $1,019

Max offer price $129,900

Occupancy floor 52%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$4,333	$2.22	44d	12	1.11mi
201 S 8th St Quincy, IL	2.0	2.5	1785	$1,800	$1.01	44d	1	1.21mi

Listing history 29 events

1. 2026-05-07
   status Pending 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom, 2-bath home offers the perfect blend of historic character and today’s conveniences. Built in 1896, you’ll appreciate the timeless appeal paired with numerous modern updates throughout. The spacious layout provides comfortable living, while the 2-car detached garage adds convenience and extra storage. Step outside to enjoy the fenced yard- ideal for relaxing, entertaining, or pets. FHA financing welcome, making this a great opportunity for a wide range of buyers. Don’t miss your chance to own a piece of history with all the right updates. Inspections are welcome, but seller’s are selling As-Is.

2. 2026-04-15
   listed $129,900 Active 641-char remark

   Show marketing remark (641 chars)

   This 3-bedroom, 2-bath home offers the perfect blend of historic character and today’s conveniences. Built in 1896, you’ll appreciate the timeless appeal paired with numerous modern updates throughout. The spacious layout provides comfortable living, while the 2-car detached garage adds convenience and extra storage. Step outside to enjoy the fenced yard- ideal for relaxing, entertaining, or pets. FHA financing welcome, making this a great opportunity for a wide range of buyers. Don’t miss your chance to own a piece of history with all the right updates. Inspections are welcome, but seller’s are selling As-Is.

3. 2025-03-12
   soldstatus $102,000
4. 2025-03-10
   soldstatus $102,000 Closed 288-char remark

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

5. 2025-03-10
   soldstatus $102,000 288-char remark

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

6. 2025-03-10
   soldstatus $102,000 Closed

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

7. 2025-03-10
   soldstatus $102,000 Closed

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

8. 2025-01-17
   historical Active Under Contract

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

9. 2025-01-17
   historical Under Contract 288-char remark

   Show marketing remark (288 chars)

   Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

10. 2025-01-17
    historical Contingent - Continue to Show

    Show marketing remark (288 chars)

    Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

11. 2024-12-30
    listed $100,000 Active 288-char remark

    Show marketing remark (288 chars)

    Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

12. 2024-12-30
    listed $100,000 288-char remark

    Show marketing remark (288 chars)

    Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

13. 2024-12-30
    listed $100,000 Active

    Show marketing remark (288 chars)

    Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

14. 2024-12-30
    listed $100,000 Active

    Show marketing remark (288 chars)

    Spacious 3 bed and 2 bath home on large lot. Features hardwood flooring, 2nd level laundry hook-up, covered front porch, enclosed rear porch, 2nd level rear deck, fenced yard, and 2-car detached garage with alley access. Updates include some replacement windows and newer furnace and air.

15. 2022-09-27
    historical
16. 2022-09-27
    historical
17. 2019-03-22
    soldstatus $49,575
18. 2019-03-22
    soldstatus $49,575
19. 2019-03-22
    soldstatus $49,575
20. 2018-10-03
    listed $53,550
21. 2018-10-03
    listed $53,550
22. 2018-10-03
    listed $53,550
23. 2012-10-31
    historical
24. 2009-10-08
    soldstatus $86,750
25. 2009-10-08
    soldstatus $86,750
26. 2009-08-19
    listed $89,500
27. 2009-08-19
    listed $89,500
28. 2008-12-01
    soldstatus $30,000
29. 2008-11-05
    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: $832 · $69/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$1,058/yr (+$88/mo · 127.1%)

ⓘ 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: $26,820
• − Mortgage interest: −$7,276
• − Property taxes: −$832
• − Insurance: −$650
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$3,779
• Taxable income: $9,992
• Est. tax owed @ 24.0%: −$2,398
• After-tax cash flow: $9,133/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

+333.0% since first listed

29 events — show timeline

• 2026-05-07 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-15 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2025-03-12 Sold (Public Records) $102,000 Public Records
• 2025-03-10 Sold (MLS) $102,000 MRED as Distributed by MLS Grid
• 2025-03-10 Sold (MLS) $102,000 Quincy AOR
• 2025-03-10 Sold (MLS) $102,000 MRED as Distributed by MLS Grid
• 2025-03-10 Sold (MLS) $102,000 RMLSA as Distributed by MLS Grid
• 2025-01-17 Contingent — Quincy AOR
• 2025-01-17 Contingent — RMLSA as Distributed by MLS Grid
• 2025-01-17 Contingent — MRED as Distributed by MLS Grid
• 2024-12-30 Listed $100,000 MRED as Distributed by MLS Grid
• 2024-12-30 Listed $100,000 Quincy AOR
• 2024-12-30 Listed $100,000 MRED as Distributed by MLS Grid
• 2024-12-30 Listed $100,000 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
• 2019-03-22 Sold (MLS) $49,575 RMLSA as Distributed by MLS Grid
• 2019-03-22 Sold (MLS) $49,575 Quincy AOR
• 2019-03-22 Sold (MLS) $49,575 MRED as Distributed by MLS Grid
• 2018-10-03 Listed $53,550 RMLSA as Distributed by MLS Grid
• 2018-10-03 Listed $53,550 Quincy AOR
• 2018-10-03 Listed $53,550 MRED as Distributed by MLS Grid
• 2012-10-31 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-08 Sold (MLS) $86,750 RMLSA as Distributed by MLS Grid
• 2009-10-08 Sold (MLS) $86,750 MRED as Distributed by MLS Grid
• 2009-08-19 Listed $89,500 RMLSA as Distributed by MLS Grid
• 2009-08-19 Listed $89,500 MRED as Distributed by MLS Grid
• 2008-12-01 Sold (Public Records) $30,000 Public Records
• 2008-11-05 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-5.0%/yr

Latest (2023): $832 · +9.4% YoY. Source: county tax records.