1535 Sycamore St · Quincy, IL 62301

$99,900

1 bd · 2.0 ba · 2,060 sqft · SingleFamily · 117 Days on market

8,022 sqft lot $48/sqft · 26% below area Est $134k · 26% under ↓ 29% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• 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

Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

Key facts

• Double corner lot
• Extra yard space
• Finished basement

Tags

• FINISHED BASEMENT
• MASSIVE BREEZEWAY
• DOUBLE CORNER LOT
• EXTRA YARD SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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: 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $134,155
• List price: $99,900
• Delta: -25.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 N 15th St	0.32mi	2/2.0 (+1)	1,992 (-3%)	7mo	$162,000	$81	68
1305 N 12th	0.34mi	2/2.0 (+1)	2,122 (+3%)	17mo	$175,000	$82	60
1728 Chestnut St	0.42mi	2/1.0 (+1)	1,817 (-12%)	7mo	$195,000	$107	45
1319 N 12th St	0.33mi	2/1.0 (+1)	1,766 (-14%)	9mo	$115,000	$65	44
2027 Elm St	0.65mi	2/2.0 (+1)	1,866 (-9%)	8mo	$165,000	$88	42
930 Maple St	0.53mi	2/2.0 (+1)	1,924 (-7%)	23mo	$192,000	$100	40
832 N 11th St	0.61mi	2/1.5 (+1)	1,780 (-14%)	8mo	$85,000	$48	35

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: 5.8%
• Equity multiple: 1.24×
• Total profit: $6,622
• Equity at exit: $14,895

10-year hold

• IRR: 19.0%
• Equity multiple: 2.93×
• Total profit: $53,935
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $268

Break-even live

Break-even rent $757

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $324	-5% $296	+0% $268	+5% $240	+10% $211
Rent	-10% $181	-5% $224	+0% $268	+5% $311	+10% $354
Rate	-1.0pp $318	-0.5pp $293	base $268	+0.5pp $242	+1.0pp $216

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	1	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $99,900 Under Contract 117 DOM
2. 2026-06-18
   days on market $99,900 Under Contract 116 DOM
3. 2026-06-17
   days on market $99,900 Under Contract 115 DOM
4. 2026-06-16
   days on market $99,900 Under Contract 114 DOM
5. 2026-06-15
   days on market $99,900 Under Contract 113 DOM
6. 2026-06-14
   days on market $99,900 Under Contract 111 DOM
7. 2026-06-12
   days on market $99,900 Under Contract 110 DOM
8. 2026-06-09
   days on market $99,900 Under Contract 107 DOM
9. 2026-06-08
   days on market $99,900 Under Contract 106 DOM
10. 2026-06-07
    days on market $99,900 Under Contract 105 DOM
11. 2026-06-03
    days on market $99,900 Under Contract 101 DOM
12. 2026-06-02
    days on market $99,900 Under Contract 100 DOM
13. 2026-06-01
    days on market $99,900 Under Contract 99 DOM
14. 2026-05-31
    days on market $99,900 Under Contract 98 DOM
15. 2026-05-30
    days on market $99,900 Under Contract 97 DOM
16. 2026-05-08
    historical Under Contract 609-char remark

    Show marketing remark (609 chars)

    Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

17. 2026-05-06
    price $99,900 609-char remark

    Show marketing remark (609 chars)

    Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

18. 2026-04-20
    price $115,900 609-char remark

    Show marketing remark (609 chars)

    Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

19. 2026-04-02
    price $129,000 609-char remark

    Show marketing remark (609 chars)

    Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

20. 2026-02-22
    listed $139,900 Active 609-char remark

    Show marketing remark (609 chars)

    Charming home with a den that could easily serve as a second bedroom if needed. The finished basement provides additional living space along with a full bath, giving the home a total of 2 full bathrooms. A little cosmetic updating would make this home truly shine. The standout feature is the massive breezeway, perfect for entertaining, gathering with family, or relaxing year-round and the 2-car garage. Situated on a spacious corner lot, this property offers extra yard space and added potential. With great possibilities and room to make it your own, this home is ready for its next chapter. Selling as-is

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$937/yr (+$78/mo · 238.5%)

ⓘ 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 ≥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: $13,155
• − Mortgage interest: −$5,596
• − Property taxes: −$393
• − Insurance: −$500
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,906
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,816/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

-28.6% since first listed

5 events — show timeline

• 2026-05-08 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-06 Price Changed $99,900 RMLSA as Distributed by MLS Grid
• 2026-04-20 Price Changed $115,900 RMLSA as Distributed by MLS Grid
• 2026-04-02 Price Changed $129,000 RMLSA as Distributed by MLS Grid
• 2026-02-22 Listed $139,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2023): $393 · -1.3% YoY. Source: county tax records.