Real Estate Investing in Capron, Illinois (61012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61012 (Capron, 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.
- Higher unemployment: 16.9% 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 Capron, IL (61012)?
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Market Analysis: 61012 Capron
The 61012 ZIP covers a section of Capron that demands careful diligence. Prices near $275K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 61012 can be a a credible choice for hunting ground — but the discount at $275K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Capron have seen price recovery that 61012 has not matched. Boone County data supports the view that the spread is structural rather than temporary.
Resident income in 61012 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. healthy returns are possible in 61012, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Capron:
Property Strategy for 61012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $246,987 | $1,550 | 4.5% | +10.5% | $82,329 |
| 4BR | $355,062 | $1,590 | 3.2% | — | $88,765 |
Market Trends
Home Value History (with trend line)
📊 How Does 61012 Compare?
| Metric | 61012 | Capron | Rockford, IL | Illinois |
|---|---|---|---|---|
| Home Value | $275,265 | $275,265 | N/A | $279,761 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 6.6% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 61012 (Capron, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $275,265 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +8.8% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.0%). 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 61012
Population: 2,322
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 61012
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
Is Capron, IL a good place for real estate investing?
Yes - Capron, IL a 3.0/5 investability score. With $275K home prices against $1,053/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Capron, IL better for rentals, flips, or BRRRR?
For Capron, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are there empty rentals in Capron, IL?
Vacancy in Capron, IL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,053/mo.
Can I live-in-and-rent in Capron, IL?
The house hack math a challenging in Capron, IL. Owner-occupant buyers benefit from the $1,053/mo rents and $275K home values.
How much is rent in Capron, IL?
Capron, IL rentals go for roughly $1,053/mo a month. That puts gross yield in solid territory relative to $275K acquisition costs.
You know 61012 now. You don’t know where it ranks.
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How 61012 ranks in Rockford, IL
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