712 S 19th · Quincy, IL 62301

$169,900

3 bd · 1.0 ba · 1,757 sqft · SingleFamily · 26 Days on market

8,276 sqft lot Est $170k · at est.

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.6/15.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 3 bed, 1 bath home in a quiet neighborhood! There are beautiful built-in's and exposed brick in several rooms that adds so much character and style. There are hardwood floors, tall ceilings and generously sized rooms. On the main floor there is a living room and den with an eat in kitchen, spacious pantry, laundry room and office. The den could be converted to a bedroom for the main level. The upper level offer 3 nice size bedrooms and a full bath. 1 bedroom has a built in bunk bed set. The basement is partially finished without egress windows. Outside you will find a screened in porch 11x22 with brick pavers, nice brick patio and lots of beautiful greenery and flowers

Key facts

• Screened in porch
• Spacious pantry
• Exposed brick

Tags

• EXPOSED BRICK
• HARDWOOD FLOORS
• TALL CEILINGS
• SPACIOUS PANTRY
• SCREENED IN PORCH
• BRICK PATIO

Property features AI

Finance

• Other: Possession at closing

Exterior

• Parking: Detached garage with alley access (1 garage space, 1 total parking)
• Utilities: Public water
• Home design: Detached single-family home; 2 stories
• Construction: Wood siding; Asphalt roof; Crawl space basement (partially finished/unfinished/partial)
• Exterior features: Patio; Porch; Fenced yard; Garden and landscaped lot; Pond on the property

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Hardwood flooring throughout most rooms; Carpet in the main-level utility room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Ceiling fan(s); Water heater (gas); Internet (fiber)
• Laundry & utility: Washer and dryer; Main-level laundry; Utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $23 ($280/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (15.4% below list).
• Recommended offer: $144k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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; 1 comparable units currently listed for rent nearby; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,739 (15.4% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $170,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 S 16th St	0.24mi	3/2.5	1,810 (+3%)	1mo	$175,000	$97	77
1512 State St	0.34mi	2/1.0 (-1)	1,600 (-9%)	0mo	$148,000	$93	64
716 S 17th St	0.15mi	2/1.0 (-1)	1,499 (-15%)	2mo	$125,000	$83	61
2238 Hampshire St	0.73mi	3/1.5	1,746 (-1%)	3mo	$210,000	$120	60
828 S 11th St	0.67mi	4/1.0 (+1)	1,718 (-2%)	1mo	$140,500	$82	59
2340 Jersey	0.62mi	3/2.5	1,802 (+3%)	4mo	$285,000	$158	58
607 S 17th St	0.16mi	2/2.0 (-1)	1,510 (-14%)	3mo	$122,000	$81	58
820 S 16th St	0.27mi	4/2.0 (+1)	1,540 (-12%)	2mo	$175,000	$114	57
1112 Payson Ave	0.62mi	4/1.0 (+1)	1,645 (-6%)	3mo	$157,000	$95	53
2210 Jefferson St	0.37mi	4/1.5 (+1)	2,005 (+14%)	4mo	$150,000	$75	49
2026 Hampshire St	0.67mi	3/2.0	1,595 (-9%)	1mo	$245,000	$154	49
2414 Monroe St	0.62mi	3/1.0	1,517 (-14%)	2mo	$150,500	$99	47

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-18,463
• Equity at exit: $25,333

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $20,347
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $23

Break-even live

Break-even rent $1,408

Max offer price $169,900

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $71	+0% $23	+5% $-25	+10% $-73
Rent	-10% $-90	-5% $-33	+0% $23	+5% $80	+10% $137
Rate	-1.0pp $109	-0.5pp $67	base $23	+0.5pp $-21	+1.0pp $-65

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: $42,475
• Closing costs: $5,097
• 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	1.06mi

Listing history 16 events

1. 2026-06-19
   days on market $169,900 Active 26 DOM
2. 2026-06-18
   days on market $169,900 Active 25 DOM
3. 2026-06-17
   days on market $169,900 Active 24 DOM
4. 2026-06-16
   days on market $169,900 Active 23 DOM
5. 2026-06-15
   days on market $169,900 Active 22 DOM
6. 2026-06-14
   pricedays on market $169,900 Active 20 DOM
7. 2026-06-12
   days on market $179,900 Active 19 DOM
8. 2026-06-09
   days on market $179,900 Active 16 DOM
9. 2026-06-08
   days on market $179,900 Active 15 DOM
10. 2026-06-07
    days on market $179,900 Active 14 DOM
11. 2026-06-03
    days on market $179,900 Active 10 DOM
12. 2026-06-02
    days on market $179,900 Active 9 DOM
13. 2026-06-01
    days on market $179,900 Active 8 DOM
14. 2026-05-31
    days on market $179,900 Active 7 DOM
15. 2026-05-30
    days on market $179,900 Active 6 DOM
16. 2026-05-23
    listed $179,900 Active

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $2,831 · $236/mo
• Expected delta: +$1,026/yr (+$85/mo · 56.8%)

ⓘ 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: $17,249
• − Mortgage interest: −$9,517
• − Property taxes: −$1,805
• − Insurance: −$850
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,943
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $910/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

1 event — show timeline

• 2026-05-23 Listed $179,900 MRED as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2023): $1,805 · +7.4% YoY. Source: county tax records.