Real Estate Investing in Compton, Illinois (61318)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61318 (Compton, IL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.9% vacancy may signal weakening demand.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Compton, IL (61318)?
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Market Analysis: 61318 Compton
The 61318 ZIP covers a section of Compton that demands careful diligence. Prices near $207K look accessible, but the work to make a deal cash flow is real.
Rent of $1,017/mo on a $207K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 61318 sits below the stated 0.0% once reality is priced in.
In the broader IL picture, 61318 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 61318 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. substantial returns are possible in 61318, 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 Compton:
Market Trends
Home Value History (with trend line)
📊 How Does 61318 Compare?
| Metric | 61318 | Compton | Dixon, IL | Illinois |
|---|---|---|---|---|
| Home Value | $207,387 | $207,387 | N/A | $279,761 |
| 5-Year CAGR | N/A | N/A | N/A | 6.6% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61318 (Compton, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $207,387 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 14.0% |
📈 Home Appreciation
| 1-Year | +19.1% ▲ |
| 3-Year CAGR | +10.2% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.8%). 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 61318
Population: 615
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
Frequently Asked Questions
What is the typical renter like in Compton, IL?
Tenant quality in Compton, IL ranks as solid. Landlords generally report consistent occupancy at market rents of $1,017/mo.
What is the investability score for Compton, IL?
Compton, IL records an investability rating of 2.0/5, with median home values near $207K and average rents around $1,017/mo. That combination puts it in the significant tier for investor interest.
How do home values compare in Compton, IL?
Homes in Compton, IL typically sell near $207K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How high is vacancy risk in Compton, IL?
Vacancy risk in Compton, IL is elevated. That supports consistent cash flow for typical rental holds.
Are eviction rules reasonable in Compton, IL?
For rental operators, Compton, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 61318 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61318 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 61318 ranks in Dixon, IL
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