Real Estate Investing in Brimfield, Illinois (61517)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61517 (Brimfield, 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 price-to-rent: Price-to-rent ratio 28.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Brimfield, IL (61517)?
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Market Analysis: 61517 Brimfield
Not every below-median market is a bargain. Brimfield's 61517 ZIP stands at signals that favor experienced operators who can absorb the risk $299K pricing implies.
The 61517 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 61517 sits on the difficult end of the IL spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 16% in 61517 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 61517 is an operator game, not a passive one. Put differently, entry prices of $299K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Brimfield:
Property Strategy for 61517
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $174,006 | $990 | 4.1% | +7.4% | $87,003 |
| 3BR | $268,013 | $1,280 | 3.4% | +8.7% | $89,338 |
| 4BR | $359,669 | $1,380 | 2.8% | +7.0% | $89,917 |
Market Trends
Home Value History (with trend line)
📊 How Does 61517 Compare?
| Metric | 61517 | Brimfield | Peoria, IL | Illinois |
|---|---|---|---|---|
| Home Value | $299,298 | $299,298 | N/A | $279,761 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 61517 (Brimfield, IL). Anonymous, moderated, never written by AI.
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Property managers serving Peoria County
Manage rentals here? List your business →NHS Property Management, Inc. offers residential, commercial, and HOA property management services in Peoria, managing apartments and townhomes. summary from their website
S&S Property Management offers residential and commercial property management services in the Peoria, IL metropolitan area and Central Illinois, including apartments, rental homes, condos, and commerc summary from their website
Principle Property Management is proudly rooted in Peoria. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $299,298 |
| Monthly Rent | $891 |
| Price-to-Rent | 28.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (2.3%). 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 61517
Population: 3,154
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 61517
Schools in This ZIP Code
About Repit School Scores
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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
How much rent can I charge in Brimfield, IL?
Brimfield, IL rentals go for roughly $891/mo a month. That puts gross yield in solid territory relative to $299K acquisition costs.
How much does a house cost in Brimfield, IL?
In Brimfield, IL the median home value sits at $299K. Against the broader IL market, that reads as reasonable for most investors.
How high is vacancy risk in Brimfield, IL?
Vacancy risk in Brimfield, IL is elevated. That supports even-keeled cash flow for typical rental holds.
What is it like being a landlord in Brimfield, IL?
IL ranks as a landlord-friendly state for landlord-tenant law. Brimfield generally follows the statewide framework, so landlords face reasonable operating rules.
Should investors consider Brimfield, IL?
The 3.0/5 investability rating in Brimfield, IL reflects its $299K prices and $891/mo rents. Investors generally consider it a solid option within IL.
You know 61517 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61517 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 61517 ranks in Peoria, IL
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