Real Estate Investing in South Beloit, Illinois (61080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61080 (South Beloit, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in South Beloit, IL (61080)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61080 South Beloit
Not every below-median market is a bargain. South Beloit's 61080 ZIP reflects signals that favor experienced operators who can absorb the risk $243K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 61080 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 61080's metrics run below Winnebago County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 61080 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 61080 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 South Beloit:
Property Strategy for 61080
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $134,656 | $1,080 | 5.8% | +9.4% | $67,328 |
| 3BR | $236,457 | $1,430 | 4.4% | +9.9% | $78,819 |
| 4BR | $294,256 | $1,470 | 3.6% | +8.7% | $73,564 |
Market Trends
Home Value History (with trend line)
📊 How Does 61080 Compare?
| Metric | 61080 | South Beloit | Rockford, IL | Illinois |
|---|---|---|---|---|
| Home Value | $243,288 | $243,288 | N/A | $279,761 |
| 5-Year CAGR | 9.0% | 9.0% | N/A | 6.6% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 61080 (South Beloit, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 61080 (South Beloit, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $243,288 |
| Monthly Rent | $972 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 12.1% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 5-Year CAGR | +9.0% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (3.1%). 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 61080
Population: 11,062
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 61080
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 5,333 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in South Beloit, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in South Beloit, IL. The numbers - $243K homes against $972/mo rents - support that play.
Is it easy to find good tenants in South Beloit, IL?
Working renters make up the core of the South Beloit, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How strong are rents in South Beloit, IL?
Rents in South Beloit, IL run near $972/mo. Compared with median home prices of $243K that produces solid gross yields for typical rentals.
Are homes affordable in South Beloit, IL?
In South Beloit, IL the median home value sits at $243K. Against the broader IL market, that reads as reasonable for most investors.
Are there empty rentals in South Beloit, IL?
Expect elevated vacancy in South Beloit, IL. Rents at $972/mo are absorbed by the tenant base without meaningful lag.
You know 61080 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61080 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 61080 ranks in Rockford, IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 61080 (South Beloit)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 61080 (South Beloit, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.