Real Estate Investing in Fulton, Illinois (61252)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61252 (Fulton, 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: 11.8% 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 Fulton, IL (61252)?
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Market Analysis: 61252 Fulton
Investors eyeing 61252 need to respect the fundamentals at play. Home values of $168K come alongside slower price movement and elevated management overhead.
From an investor standpoint, the numbers look inviting — $168K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61252 is substantial and deserves full respect.
Put differently, 61252 offers a low basis, the region around Fulton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 61252 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 61252 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fulton:
Property Strategy for 61252
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,539 | $1,000 | 5.2% | +6.0% | $69,769 |
| 3BR | $173,328 | $1,320 | 5.5% | +5.0% | $57,776 |
| 4BR | $195,764 | $1,320 | 4.9% | +5.7% | $48,941 |
Market Trends
Home Value History (with trend line)
📊 How Does 61252 Compare?
| Metric | 61252 | Fulton | Sterling, IL | Illinois |
|---|---|---|---|---|
| Home Value | $167,773 | $167,773 | N/A | $279,761 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 6.6% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61252 (Fulton, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,773 |
| Monthly Rent | $900 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (4.2%). 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 61252
Population: 5,369
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 61252
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
Frequently Asked Questions
What are vacancy rates like in Fulton, IL?
Fulton, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
How do landlord-tenant laws work in Fulton, IL?
IL ranks as a landlord-friendly state for landlord-tenant law. Fulton generally follows the statewide framework, so landlords face reasonable operating rules.
Is Fulton, IL a good place for real estate investing?
Yes - Fulton, IL a 3.0/5 investability score. With $168K home prices against $900/mo monthly rent, the market delivers a reasonable entry point for new investors.
Can I live-in-and-rent in Fulton, IL?
The house hack math a challenging in Fulton, IL. Owner-occupant buyers benefit from the $900/mo rents and $168K home values.
How do experienced investors play Fulton, IL?
The best-fit strategy in Fulton, IL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 61252 now. You don’t know where it ranks.
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How 61252 ranks in Sterling, IL
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