Real Estate Investing in Utica, Illinois (61373)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61373 (Utica, 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.
- High vacancy: 15.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Utica, IL (61373)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61373 Utica
Investors eyeing 61373 need to respect the fundamentals at play. Home values of $272K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $272K asset, 61373 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 61373 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 61373 includes headwinds that any investor should price in. Income distribution skews lower than Utica averages, and tenant stability requires active management.
The right play in 61373 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 Utica:
Market Trends
Home Value History (with trend line)
📊 How Does 61373 Compare?
| Metric | 61373 | Utica | Illinois |
|---|---|---|---|
| Home Value | $272,038 | $272,038 | $279,761 |
| 5-Year CAGR | 7.9% | 7.9% | 6.6% |
| Avg Rent | $1,287 | $1,287 | - |
| Cap Rate | 3.7% | 3.7% | - |
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 61373 (Utica, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,038 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (3.7%). 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 61373
Population: 2,120
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 61373
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 568 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in Utica, IL?
Utica, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
Which investment style suits Utica, IL?
A careful cash-flow rentals with hands-on management strategy Utica, IL best. The market produces stable results for that approach at the $272K price point.
How deep is the rental pool in Utica, IL?
The tenant pool in Utica, IL is solid, supported by local employment and population fundamentals. Rents of $1,287/mo are well-absorbed by the market.
Does house hacking work in Utica, IL?
House hacking works a challenging in Utica, IL. Rents of $1,287/mo against $272K acquisition make the strategy solid for owner-occupants.
Is Utica, IL a good market for buy-and-hold investors?
Our data puts Utica, IL at 3.0/5 for investability. Home prices of $272K and rents around $1,287/mo create a solid backdrop for investor activity.
You know 61373 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61373 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.
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