Real Estate Investing in Groveland, Illinois (61535)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61535 (Groveland, 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 28.3 — 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 Groveland, IL (61535)?
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Market Analysis: 61535 Groveland
Not every below-median market is a bargain. Groveland's 61535 ZIP sits at signals that favor experienced operators who can absorb the risk $312K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $312K asset, 61535 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 61535 and stronger Groveland ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 61535 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 61535 is an operator game, not a passive one. Meanwhile, entry prices of $312K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Groveland:
Property Strategy for 61535
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $266,426 | $1,330 | 3.6% | +7.3% | $88,809 |
| 4BR | $363,080 | $1,430 | 2.8% | +5.3% | $90,770 |
Market Trends
Home Value History (with trend line)
📊 How Does 61535 Compare?
| Metric | 61535 | Groveland | Peoria, IL | Illinois |
|---|---|---|---|---|
| Home Value | $311,623 | $311,623 | N/A | $279,761 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.6% |
| Avg Rent | $918 | $918 | 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 61535 (Groveland, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $311,623 |
| Monthly Rent | $918 |
| Price-to-Rent | 28.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 61535
Population: 1,906
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
Is vacancy a concern in Groveland, IL?
Expect elevated vacancy in Groveland, IL. Rents at $918/mo are absorbed by the tenant base without meaningful lag.
How much rent can I charge in Groveland, IL?
Rents in Groveland, IL run near $918/mo. Compared with median home prices of $312K that produces solid gross yields for typical rentals.
How qualified is the tenant pool in Groveland, IL?
The tenant pool in Groveland, IL is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
Is Groveland, IL good for landlords?
Groveland, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Should investors consider Groveland, IL?
The 3.0/5 investability rating in Groveland, IL reflects its $312K prices and $918/mo rents. Investors generally consider it a solid option within IL.
You know 61535 now. You don’t know where it ranks.
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How 61535 ranks in Peoria, IL
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