Real Estate Investing in Arrowsmith, Illinois (61722)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61722 (Arrowsmith, 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.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Arrowsmith, IL (61722)?
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Market Analysis: 61722 Arrowsmith
Turning to rents, ZIP 61722 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $203K median. It rewards specialists, not generalists.
From a cash-flow lens, the numbers look inviting — $203K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61722 is substantial and deserves full respect.
Nearby ZIPs in Arrowsmith have seen price recovery that 61722 has not matched. McLean County data supports the view that the spread is structural rather than temporary.
Who lives in 61722 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
appears 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 Arrowsmith:
Market Trends
Home Value History (with trend line)
📊 How Does 61722 Compare?
| Metric | 61722 | Arrowsmith | Bloomington, IL | Illinois |
|---|---|---|---|---|
| Home Value | $202,854 | $202,854 | N/A | $279,761 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 6.6% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61722 (Arrowsmith, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,854 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.1% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | +13.2% ▲ |
| 3-Year CAGR | +9.3% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (5.1%). 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 61722
Population: 612
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
Frequently Asked Questions
Is Arrowsmith in IL worth investing in?
Investors tracking Arrowsmith, IL will find a 3.0/5 rating supported by $203K median home values and $1,314/mo rents. That profile suits long-term holders targeting measured returns.
How much is rent in Arrowsmith, IL?
Arrowsmith, IL rentals go for roughly $1,314/mo a month. That puts gross yield in solid territory relative to $203K acquisition costs.
Is Arrowsmith, IL good for landlords?
For rental operators, Arrowsmith, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How high is vacancy risk in Arrowsmith, IL?
Vacancy risk in Arrowsmith, IL is elevated. That supports even-keeled cash flow for typical rental holds.
Is Arrowsmith, IL better for rentals, flips, or BRRRR?
For Arrowsmith, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 61722 now. You don’t know where it ranks.
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How 61722 ranks in Bloomington, IL
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