Real Estate Investing in Creve Coeur, Illinois (61610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61610 (Creve Coeur, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.9% 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 Creve Coeur, IL (61610)?
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Market Analysis: 61610 Creve Coeur
This part of Tazewell County is not an easy win. The 61610 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $108K asset, 61610 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 61610 and stronger Creve Coeur ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 61610 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 61610 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 Creve Coeur:
Property Strategy for 61610
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $56,048 | $720 | 9.2% | +5.8% | $56,048 |
| 2BR | $87,664 | $920 | 7.6% | +7.8% | $43,832 |
| 3BR | $117,172 | $1,190 | 7.3% | +7.4% | $39,057 |
| 4BR | $142,210 | $1,280 | 6.5% | +6.7% | $35,553 |
Market Trends
Home Value History (with trend line)
📊 How Does 61610 Compare?
| Metric | 61610 | Creve Coeur | Peoria, IL | Illinois |
|---|---|---|---|---|
| Home Value | $108,018 | $108,018 | N/A | $279,761 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 6.6% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 6.0% | 6.0% | - | - |
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 61610 (Creve Coeur, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,018 |
| Monthly Rent | $828 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 13.3% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (6.0%). 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 61610
Population: 4,572
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 61610
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Trewyn Primary School
Pleasant Hill Elem School
Annie Jo Gordon Comm Lrning Cntr
Manual High School
The Elise Ford Allen Academy
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 4,842 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Creve Coeur, IL for investors?
With a 3.0/5 investability score, Creve Coeur, IL ranks as a solid market for rental property investors. Median prices of $108K and rents of $828/mo drive the underlying numbers.
Do landlords face vacancy issues in Creve Coeur, IL?
Creve Coeur, IL sees elevated vacancy, which is reasonable relative to the broader IL rental market.
What is the median home value in Creve Coeur, IL?
The median home value in Creve Coeur, IL is roughly $108K. That puts it reasonable relative to the IL statewide average.
Is Creve Coeur, IL landlord-friendly?
Creve Coeur, IL operates under IL law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
What do rentals go for in Creve Coeur, IL?
Expect rents around $828/mo per month in Creve Coeur, IL. With home values at $108K, the yield math works out to reasonable levels for rental investors.
You know 61610 now. You don’t know where it ranks.
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How 61610 ranks in Peoria, IL
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