Real Estate Investing in Edwards, Illinois (61528)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61528 (Edwards, 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 30.4 — 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 Edwards, IL (61528)?
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Market Analysis: 61528 Edwards
Investors eyeing 61528 need to respect the fundamentals at play. Home values of $387K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $387K asset, 61528 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader IL picture, 61528 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 61528 includes headwinds that any investor should price in. Income distribution skews lower than Edwards averages, and tenant stability requires active management.
The right play in 61528 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 Edwards:
Property Strategy for 61528
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $299,596 | $1,540 | 3.7% | +8.2% | $99,865 |
| 4BR | $378,219 | $1,610 | 3.1% | +6.2% | $94,555 |
| 5BR | $469,148 | — | — | +5.8% | $93,830 |
Market Trends
Home Value History (with trend line)
📊 How Does 61528 Compare?
| Metric | 61528 | Edwards | Peoria, IL | Illinois |
|---|---|---|---|---|
| Home Value | $386,949 | $386,949 | N/A | $279,761 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.6% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 61528 (Edwards, 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 | $386,949 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 30.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (2.1%). 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 61528
Population: 3,263
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
🎓 Nearby Colleges & Universities
Investor Insight: With 4,842 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Edwards, IL?
The typical rental in Edwards, IL commands about $1,062/mo monthly. That rent profile stable cash flow against the $387K purchase basis.
Is Edwards, IL good for landlords?
Edwards, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What real estate strategy is ideal for Edwards, IL?
For Edwards, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Do rentals sit vacant long in Edwards, IL?
Expect elevated vacancy in Edwards, IL. Rents at $1,062/mo are absorbed by the tenant base without meaningful lag.
Does house hacking work in Edwards, IL?
House hacking works a challenging in Edwards, IL. Rents of $1,062/mo against $387K acquisition make the strategy solid for owner-occupants.
You know 61528 now. You don’t know where it ranks.
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