Real Estate Investing in Farmington, Illinois (61531)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61531 (Farmington, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 8.7% 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 Farmington, IL (61531)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61531 Farmington
ZIP 61531 inside Fulton County looks affordable on the surface — median value of $132K — but the discount exists for reasons that a careful buyer should understand before committing.
The 61531 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Farmington have seen price recovery that 61531 has not matched. Fulton County data supports the view that the spread is structural rather than temporary.
Employment concentration in 61531 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Farmington:
Property Strategy for 61531
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $93,438 | $980 | 7.6% | +5.4% | $46,719 |
| 3BR | $127,565 | $1,360 | 7.7% | +5.5% | $42,522 |
Market Trends
Home Value History (with trend line)
📊 How Does 61531 Compare?
| Metric | 61531 | Farmington | Peoria, IL | Illinois |
|---|---|---|---|---|
| Home Value | $132,410 | $132,410 | N/A | $279,761 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 6.6% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
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 61531 (Farmington, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $132,410 |
| Monthly Rent | $882 |
| Price-to-Rent | 12.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +15.6% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (5.2%). 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 61531
Population: 3,018
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 61531
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
Frequently Asked Questions
How much should I expect to pay for a home in Farmington, IL?
Expect median prices around $132K in Farmington, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
What kind of tenants rent in Farmington, IL?
Tenant quality in Farmington, IL ranks as solid. Landlords generally report predictable occupancy at market rents of $882/mo.
What is the rental occupancy rate in Farmington, IL?
Farmington, IL vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Farmington, IL landlord-friendly?
IL law landlord-friendly for landlords, and Farmington inherits those rules. Investors should still review local ordinances for rental licensing.
How does Farmington, IL rate as a rental market?
Farmington, IL scores 3.0/5 for investability. Home values sit at $132K and rents near $882/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 61531 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61531 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 61531 ranks in Peoria, IL
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