Real Estate Investing in Kempton, Illinois (60946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 60946 (Kempton, IL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 21.8% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Kempton, IL (60946)?
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Market Analysis: 60946 Kempton
ZIP 60946 in Kempton, IL carries a robust set of headwinds. Home values near $168K and rents of $963/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 60946 can be a an appealing option for hunting ground — but the discount at $168K reflects genuine risk that outside investors often underestimate.
In the broader IL picture, 60946 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A substantial renter share of 22% in 60946 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 60946 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Kempton:
Market Trends
Home Value History (with trend line)
📊 How Does 60946 Compare?
| Metric | 60946 | Kempton | Pontiac, IL | Illinois |
|---|---|---|---|---|
| Home Value | $167,714 | $167,714 | N/A | $279,761 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 6.6% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60946 (Kempton, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,714 |
| Monthly Rent | $963 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 60946
Population: 380
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 60946
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Where do rents currently stand in Kempton, IL?
The typical rental in Kempton, IL commands about $963/mo monthly. That rent profile measured cash flow against the $168K purchase basis.
Are renters plentiful in Kempton, IL?
Kempton, IL draws a predictable base of working renters. Demand at the $963/mo rent level is reasonable for standard single-family and small multi rentals.
How should investors approach Kempton, IL?
Most investors in Kempton, IL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What are vacancy rates like in Kempton, IL?
Vacancy in Kempton, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $963/mo.
Is Kempton, IL a good market for FHA house hackers?
Kempton, IL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $963/mo rent level.
You know 60946 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 60946 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 60946 ranks in Pontiac, IL
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