Real Estate Investing in Caledonia, Illinois (61011)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61011 (Caledonia, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Higher unemployment: 11.9% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Caledonia, IL (61011)?
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Market Analysis: 61011 Caledonia
Not every below-median market is a bargain. Caledonia's 61011 ZIP comes in at signals that favor experienced operators who can absorb the risk $384K pricing implies.
Rent of $1,584/mo on a $384K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 61011 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Caledonia have seen price recovery that 61011 has not matched. Boone County data supports the view that the spread is structural rather than temporary.
The 61011 ZIP's population of 2,743 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategy in 61011 is an operator game, not a passive one. On balance, entry prices of $384K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Caledonia:
Property Strategy for 61011
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $317,504 | $2,330 | 5.3% | +8.4% | $105,835 |
| 4BR | $417,593 | $2,390 | 4.1% | +8.0% | $104,398 |
Market Trends
Home Value History (with trend line)
📊 How Does 61011 Compare?
| Metric | 61011 | Caledonia | Rockford, IL | Illinois |
|---|---|---|---|---|
| Home Value | $383,932 | $383,932 | N/A | $279,761 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $1,584 | $1,584 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61011 (Caledonia, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $383,932 |
| Monthly Rent | $1,584 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +8.1% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.2%). 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 61011
Population: 2,743
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 61011
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,649 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Caledonia, IL?
Rental vacancy in Caledonia, IL is elevated. Investors should budget normal turnover but not chronic empty units.
How qualified is the tenant pool in Caledonia, IL?
The tenant pool in Caledonia, IL is solid, supported by local employment and population fundamentals. Rents of $1,584/mo are well-absorbed by the market.
Is real estate in Caledonia, IL a good investment right now?
Caledonia, IL rates 3.0/5 for investability. With median values at $384K and rents near $1,584/mo, the market offers reasonable fundamentals for rental investors.
What is it like being a landlord in Caledonia, IL?
IL law landlord-friendly for landlords, and Caledonia inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical home price in Caledonia, IL?
In Caledonia, IL the median home value sits at $384K. Against the broader IL market, that reads as reasonable for most investors.
You know 61011 now. You don’t know where it ranks.
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How 61011 ranks in Rockford, IL
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