Real Estate Investing in Delavan, Illinois (61734)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61734 (Delavan, 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 vacancy: 12.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Delavan, IL (61734)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61734 Delavan
ZIP 61734 in Delavan, IL carries a notable set of headwinds. Home values near $159K and rents of $873/mo sit inside a market where underwriting has to be tight.
The investment case in 61734 is robust only for operators who understand what they are buying. A $159K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Delavan have seen price recovery that 61734 has not matched. Tazewell data supports the view that the spread is structural rather than temporary.
Employment concentration in 61734 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 61734 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Delavan:
Property Strategy for 61734
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $110,522 | $970 | 6.3% | +8.7% | $55,261 |
| 3BR | $160,311 | $1,260 | 5.7% | +7.2% | $53,437 |
| 4BR | $167,173 | $1,350 | 5.8% | +6.1% | $41,793 |
Market Trends
Home Value History (with trend line)
📊 How Does 61734 Compare?
| Metric | 61734 | Delavan | Illinois |
|---|---|---|---|
| Home Value | $158,948 | $158,948 | $279,761 |
| 5-Year CAGR | 6.0% | 6.0% | 6.6% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.3% | 4.3% | - |
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 61734 (Delavan, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,948 |
| Monthly Rent | $873 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 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 (4.3%). 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 61734
Population: 2,500
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 61734
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.
Frequently Asked Questions
What is the median home value in Delavan, IL?
Expect median prices around $159K in Delavan, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Do rentals sit vacant long in Delavan, IL?
Rental vacancy in Delavan, IL is elevated. Investors should budget normal turnover but not chronic empty units.
Is the tenant base reliable in Delavan, IL?
The renter base in Delavan, IL is reasonable for the $873/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is it like being a landlord in Delavan, IL?
IL law landlord-friendly for landlords, and Delavan inherits those rules. Investors should still review local ordinances for rental licensing.
Should investors consider Delavan, IL?
The 3.0/5 investability rating in Delavan, IL reflects its $159K prices and $873/mo rents. Investors generally consider it a solid option within IL.
You know 61734 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61734 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.
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