530 Monroe St · Quincy, IL 62301

$14,900

3 bd · 2.5 ba · 2,024 sqft · SingleFamily · 67 Days on market

8,272 sqft lot $7/sqft · 87% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Opportunity awaits at 530 Monroe Street in Quincy! This 3-bedroom, 2.5-bath home offers incredible potential for investors or buyers looking to bring their vision to life. Featuring a 2-car detached garage and a spacious layout, this property is ready for a complete remodel. With the right updates and renovations, this house could be transformed into a stunning home full of character and value. Whether you're looking for your next flip, rental investment, or a project to customize from the ground up, this is your chance to create something special. Bring your tools and imagination—this is an investor’s special with endless possibilities!

Key facts

• 8,272 sq ft lot
• 2 garage spots
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.
• Cap rate 136.3% 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 $2,174/mo this rent would consume 50% 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Recommended offer $14,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 14.59% ✓
• Cap rate: 136.33%
• Cash-on-cash: 464.43%
• DSCR: 21.66
• GRM: 0.6

CMA / ARV

• ARV (median comp): $117,002
• List price: $14,900
• Delta: -87.27%
• 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
512 Madison	0.09mi	3/2.0	1,954 (-4%)	6mo	$120,000	$61	82
615 Madison St	0.13mi	3/2.0	2,160 (+7%)	10mo	$62,000	$29	72
1029 Madison St	0.47mi	4/2.5 (+1)	2,082 (+3%)	0mo	$183,000	$88	68
637 Jackson St	0.18mi	2/2.0 (-1)	1,832 (-10%)	6mo	$154,000	$84	64
902 Adams St	0.33mi	2/1.0 (-1)	1,829 (-10%)	6mo	$160,000	$87	52
1128 Washington St	0.61mi	3/1.0	1,920 (-5%)	6mo	$116,000	$60	52
1007 S 12th St	0.60mi	3/1.5	1,900 (-6%)	7mo	$127,500	$67	52
1109 Madison St	0.52mi	4/2.0 (+1)	1,854 (-8%)	7mo	$129,900	$70	49
815 Kentucky St	0.72mi	4/2.0 (+1)	2,120 (+5%)	6mo	$137,500	$65	47
1025 S 11th St	0.50mi	3/1.0	2,316 (+14%)	2mo	$155,000	$67	44
820 S 13th St	0.68mi	2/1.5 (-1)	2,142 (+6%)	8mo	$130,000	$61	43
732 S 13th	0.71mi	3/2.0	1,748 (-14%)	9mo	$209,000	$120	34

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: —
• Equity multiple: 27.83×
• Total profit: $111,947
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 68.67×
• Total profit: $282,332
• Equity at exit: $1,288

Cash invested: $4,172 (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: 0.6×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,615

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 21%

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: $3,725
• Closing costs: $447
• 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	0.89mi
116 N 3rd St Quincy, IL	1.0–4.0	1.0–2.0	1950	$4,333	$2.22	44d	12	1.03mi

Listing history 22 events

1. 2026-06-19
   days on market $14,900 Active 67 DOM
2. 2026-06-18
   days on market $14,900 Active 66 DOM
3. 2026-06-17
   days on market $14,900 Active 65 DOM
4. 2026-06-16
   days on market $14,900 Active 64 DOM
5. 2026-06-15
   days on market $14,900 Active 63 DOM
6. 2026-06-14
   days on market $14,900 Active 61 DOM
7. 2026-06-12
   days on market $14,900 Active 60 DOM
8. 2026-06-09
   days on market $14,900 Active 57 DOM
9. 2026-06-08
   days on market $14,900 Active 56 DOM
10. 2026-06-07
    days on market $14,900 Active 55 DOM
11. 2026-06-03
    days on market $14,900 Active 51 DOM
12. 2026-06-02
    days on market $14,900 Active 50 DOM
13. 2026-06-01
    days on market $14,900 Active 49 DOM
14. 2026-05-31
    days on market $14,900 Active 48 DOM
15. 2026-05-30
    days on market $14,900 Active 47 DOM
16. 2026-05-15
    price $14,900 657-char remark

    Show marketing remark (657 chars)

    Opportunity awaits at 530 Monroe Street in Quincy! This 3-bedroom, 2.5-bath home offers incredible potential for investors or buyers looking to bring their vision to life. Featuring a 2-car detached garage and a spacious layout, this property is ready for a complete remodel. With the right updates and renovations, this house could be transformed into a stunning home full of character and value. Whether you're looking for your next flip, rental investment, or a project to customize from the ground up, this is your chance to create something special. Bring your tools and imagination—this is an investor’s special with endless possibilities!

17. 2026-04-13
    listed $19,900 Active 657-char remark

    Show marketing remark (657 chars)

    Opportunity awaits at 530 Monroe Street in Quincy! This 3-bedroom, 2.5-bath home offers incredible potential for investors or buyers looking to bring their vision to life. Featuring a 2-car detached garage and a spacious layout, this property is ready for a complete remodel. With the right updates and renovations, this house could be transformed into a stunning home full of character and value. Whether you're looking for your next flip, rental investment, or a project to customize from the ground up, this is your chance to create something special. Bring your tools and imagination—this is an investor’s special with endless possibilities!

18. 2022-09-27
    historical
19. 2021-07-23
    soldstatus $65,000
20. 2011-08-10
    historical
21. 2010-06-01
    soldstatus $10,000
22. 2008-06-06
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,091
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$433
• Taxable income: $20,350
• Est. tax owed @ 24.0%: −$4,884
• After-tax cash flow: $14,492/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

+49.0% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $14,900 RMLSA as Distributed by MLS Grid
• 2026-04-13 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-23 Sold (Public Records) $65,000 Public Records
• 2011-08-10 Listing Removed — MRED as Distributed by MLS Grid
• 2010-06-01 Sold (Public Records) $10,000 Public Records
• 2008-06-06 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+22.1%/yr

Latest (2023): $1,109 · +8.5% YoY. Source: county tax records.