Real Estate Investing in Melvin, Illinois (60952)
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Should you buy in 60952 (Melvin, 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: 21.1% 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 Melvin, IL (60952)?
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Market Analysis: 60952 Melvin
The 60952 ZIP covers a section of Melvin that demands careful diligence. Prices near $125K look accessible, but the work to make a deal cash flow is real.
The 60952 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within IL, ZIP 60952 trails on several market indicators that neighboring Ford County submarkets outperform. The gap is real and significant enough to shape underwriting.
Employment concentration in 60952 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 60952 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 Melvin:
Market Trends
Home Value History (with trend line)
📊 How Does 60952 Compare?
| Metric | 60952 | Melvin | Illinois |
|---|---|---|---|
| Home Value | $124,976 | $124,976 | $279,761 |
| 5-Year CAGR | 3.8% | 3.8% | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 5.2% | 5.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 60952 (Melvin, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,976 |
| Monthly Rent | $828 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (5.2%). 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 60952
Population: 654
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
Frequently Asked Questions
How strong is Melvin, IL for real estate investors?
Melvin, IL reflects an investability rating of 3.0/5, with median home values near $125K and average rents around $828/mo. That combination puts it in the solid tier for investor interest.
Are tenants stable in Melvin, IL?
The renter base in Melvin, IL is reasonable for the $828/mo price point. Screening well and pricing to market typically yields steady tenants.
How strong are rents in Melvin, IL?
Rents in Melvin, IL run near $828/mo. Compared with median home prices of $125K that produces solid gross yields for typical rentals.
Is IL a landlord-friendly state?
For rental operators, Melvin, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How tight is the rental market in Melvin, IL?
Melvin, IL vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
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