Real Estate Investing in Amboy, Illinois (61310)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61310 (Amboy, 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: 9.0% 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 Amboy, IL (61310)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61310 Amboy
ZIP 61310 in Amboy, IL carries a robust set of headwinds. Home values near $188K and rents of $846/mo sit inside a market where underwriting has to be tight.
The investment case in 61310 is significant only for operators who understand what they are buying. A $188K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 61310 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 61310 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 61310 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Amboy:
Market Trends
Home Value History (with trend line)
📊 How Does 61310 Compare?
| Metric | 61310 | Amboy | Dixon, IL | Illinois |
|---|---|---|---|---|
| Home Value | $187,813 | $187,813 | N/A | $279,761 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.6% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 61310 (Amboy, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 61310 (Amboy, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $187,813 |
| Monthly Rent | $846 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +13.3% ▲ |
| 3-Year CAGR | +9.7% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +10.0% ▲ |
🏠 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 (3.5%). 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 61310
Population: 3,532
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 61310
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.
Frequently Asked Questions
Is housing expensive in Amboy, IL?
Amboy, IL median home values land near $188K. That is reasonable territory for investors looking at $846/mo-per-month rentals.
How deep is the rental pool in Amboy, IL?
The tenant pool in Amboy, IL is solid, supported by local employment and population fundamentals. Rents of $846/mo are well-absorbed by the market.
What kind of market is Amboy, IL for investors?
Our data puts Amboy, IL at 3.0/5 for investability. Home prices of $188K and rents around $846/mo create a solid backdrop for investor activity.
Is rental property easy to operate in Amboy, IL?
Landlord-friendliness in Amboy, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the smart move for investors in Amboy, IL?
In Amboy, IL the robust play is typically careful cash-flow rentals with hands-on management. The combination of $188K prices and $846/mo rents suits that approach.
You know 61310 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61310 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 61310 ranks in Dixon, IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 61310 (Amboy)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 61310 (Amboy, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.