Real Estate Investing in Ashton, Illinois (61006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61006 (Ashton, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.2% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ashton, IL (61006)?
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Market Analysis: 61006 Ashton
The 61006 ZIP in Ashton, IL is a local-operator market. Outside capital chasing a $195K entry has to pair deep knowledge with the discount.
On the rental side, the numbers look inviting — $195K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61006 is substantial and deserves full respect.
ZIP 61006's metrics run below Lee County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 61006 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 61006 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ashton:
Market Trends
Home Value History (with trend line)
📊 How Does 61006 Compare?
| Metric | 61006 | Ashton | Dixon, IL | Illinois |
|---|---|---|---|---|
| Home Value | $195,096 | $195,096 | N/A | $279,761 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.6% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61006 (Ashton, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,096 |
| Monthly Rent | $828 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 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 (3.3%). 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 61006
Population: 1,361
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 61006
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
How does Ashton, IL stack up for property investment?
Ashton, IL registers an investability rating of 3.0/5, with median home values near $195K and average rents around $828/mo. That combination puts it in the robust tier for investor interest.
Which real estate strategy fits Ashton, IL?
The best-fit strategy in Ashton, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Ashton, IL landlord-friendly?
IL ranks as a landlord-friendly state for landlord-tenant law. Ashton generally follows the statewide framework, so landlords face reasonable operating rules.
How quickly do rentals get leased in Ashton, IL?
Ashton, IL carries elevated vacancy risk. Expect stable absorption at market rents of $828/mo.
How viable is house hacking in Ashton, IL?
The house hack math a challenging in Ashton, IL. Owner-occupant buyers benefit from the $828/mo rents and $195K home values.
You know 61006 now. You don’t know where it ranks.
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How 61006 ranks in Dixon, IL
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