2915 Whewell Ave · Quincy, IL 62301

$175,000

5 bd · 2.0 ba · 1,849 sqft · SingleFamily · 28 Days on market

Built 1959 6,969 sqft lot Est $178k · 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 +12.7/30.0
• ARV discount +8.1/15.0
• Rent growth +5.0/5.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 bedroom 2 bath home in the heart of Quincy. New central air, new stainless fridge, new carpet, paint and trim main level, front sidewalk/patio and sod in front. Back up preventor being installed on main sewer line will be completed june/july. 2010 whole house fan. Shed and playset in backyard to convey. This home has lots of potential. Home warranty being offered at full asking price. This 5 bed home is priced to sell.

Key facts

• Fully fenced-in yard
• 6,969 sq ft lot
• Garage

Tags

• FULLY FENCED-IN YARD
• PRIVATE OUTDOOR SETTING

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; Built in 1959
• Construction: Metal roof; Year built: 1959
• Exterior features: Metal roof; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 5 bedrooms (main level and basement bedrooms; specific bedroom sizes vary)
• Flooring: Carpet in several main-level bedrooms and living areas; Laminate flooring in basement bedrooms, family room, and kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s); Finished full basement with egress window(s)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-18 ($-222/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.7% below list).
• Recommended offer: $146k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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 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; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $90k; list at $175k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,762 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $177,504
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Whewell Ave	0.00mi	5/2.0	1,849 (0%)	0mo	$175,000	$95	100
2929 Whewell Ave	0.05mi	4/2.0 (-1)	1,838 (-1%)	3mo	$195,000	$106	89
437 N 30th St	0.07mi	4/1.0 (-1)	1,665 (-10%)	2mo	$105,806	$64	70
3230 N College Ave	0.39mi	4/1.0 (-1)	1,720 (-7%)	4mo	$165,000	$96	58
136 N 24th St	0.54mi	4/1.5 (-1)	1,895 (+2%)	10mo	$180,000	$95	55
724 N 22nd St	0.64mi	4/2.5 (-1)	1,883 (+2%)	8mo	$176,500	$94	53
2223 Oak St	0.59mi	4/1.5 (-1)	1,721 (-7%)	8mo	$250,000	$145	48
2537 Maine St	0.46mi	4/2.5 (-1)	2,095 (+13%)	4mo	$160,000	$76	46
607 N 22nd St	0.65mi	4/2.0 (-1)	1,779 (-4%)	19mo	$183,000	$103	42
95 Woodlawn Rd	0.45mi	4/2.0 (-1)	2,085 (+13%)	13mo	$260,000	$125	42

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: -11.8%
• Equity multiple: 0.55×
• Total profit: $-21,832
• Equity at exit: $26,093

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $14,526
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-18

Break-even live

Break-even rent $1,481

Max offer price $171,739

Occupancy floor 96%

Sensitivity live

Price	-10% $81	-5% $31	+0% $-18	+5% $-68	+10% $-118
Rent	-10% $-134	-5% $-76	+0% $-18	+5% $39	+10% $97
Rate	-1.0pp $70	-0.5pp $26	base $-18	+0.5pp $-64	+1.0pp $-110

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   days on market $175,000 Under Contract 28 DOM
2. 2026-06-07
   days on market $175,000 Under Contract 27 DOM
3. 2026-06-03
   days on market $175,000 Under Contract 23 DOM
4. 2026-06-02
   days on market $175,000 Under Contract 22 DOM
5. 2026-06-01
   days on market $175,000 Under Contract 21 DOM
6. 2026-05-31
   days on market $175,000 Under Contract 20 DOM
7. 2026-05-30
   days on market $175,000 Under Contract 19 DOM
8. 2026-05-13
   historical Under Contract
9. 2026-05-11
   listed $175,000 Active
10. 2022-09-27
    historical
11. 2013-08-01
    soldstatus $90,000
12. 2013-07-30
    soldstatus $90,000 432-char remark

    Show marketing remark (432 chars)

    5 bedroom 2 bath home in the heart of Quincy. New central air, new stainless fridge, new carpet, paint and trim main level, front sidewalk/patio and sod in front. Back up preventor being installed on main sewer line will be completed june/july. 2010 whole house fan. Shed and playset in backyard to convey. This home has lots of potential. Home warranty being offered at full asking price. This 5 bed home is priced to sell.

13. 2013-07-30
    soldstatus $90,000

    Show marketing remark (432 chars)

    5 bedroom 2 bath home in the heart of Quincy. New central air, new stainless fridge, new carpet, paint and trim main level, front sidewalk/patio and sod in front. Back up preventor being installed on main sewer line will be completed june/july. 2010 whole house fan. Shed and playset in backyard to convey. This home has lots of potential. Home warranty being offered at full asking price. This 5 bed home is priced to sell.

14. 2013-05-01
    listed $89,900 432-char remark

    Show marketing remark (432 chars)

    5 bedroom 2 bath home in the heart of Quincy. New central air, new stainless fridge, new carpet, paint and trim main level, front sidewalk/patio and sod in front. Back up preventor being installed on main sewer line will be completed june/july. 2010 whole house fan. Shed and playset in backyard to convey. This home has lots of potential. Home warranty being offered at full asking price. This 5 bed home is priced to sell.

15. 2013-05-01
    listed $89,900

    Show marketing remark (432 chars)

    5 bedroom 2 bath home in the heart of Quincy. New central air, new stainless fridge, new carpet, paint and trim main level, front sidewalk/patio and sod in front. Back up preventor being installed on main sewer line will be completed june/july. 2010 whole house fan. Shed and playset in backyard to convey. This home has lots of potential. Home warranty being offered at full asking price. This 5 bed home is priced to sell.

16. 2010-04-27
    historical
17. 2004-08-25
    soldstatus $65,000
18. 2003-10-31
    listed $69,500

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $3,062 · $255/mo
• Expected delta: +$910/yr (+$76/mo · 42.3%)

ⓘ 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 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: $17,491
• − Mortgage interest: −$9,803
• − Property taxes: −$2,152
• − Insurance: −$875
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$5,091
• Taxable loss: −$3,228
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $553/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

+151.8% since first listed

11 events — show timeline

• 2026-05-13 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-11 Listed $175,000 RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-08-01 Sold (Public Records) $90,000 Public Records
• 2013-07-30 Sold (MLS) $90,000 RMLSA as Distributed by MLS Grid
• 2013-07-30 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2013-05-01 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2013-05-01 Listed $89,900 MRED as Distributed by MLS Grid
• 2010-04-27 Listing Removed — MRED as Distributed by MLS Grid
• 2004-08-25 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2003-10-31 Listed $69,500 RMLSA as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2023): $2,152 · +7.2% YoY. Source: county tax records.