Real Estate Investing in Forrest, Illinois (61741)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61741 (Forrest, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Forrest, IL (61741)?
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Market Analysis: 61741 Forrest
Not every below-median market is a bargain. Forrest's 61741 ZIP clocks in at signals that favor experienced operators who can absorb the risk $171K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 61741 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within IL, ZIP 61741 trails on several market indicators that neighboring Livingston County submarkets outperform. The gap is real and notable enough to shape underwriting.
Who lives in 61741 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 61741 is an operator game, not a passive one. Put differently, entry prices of $171K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Forrest:
Property Strategy for 61741
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,532 | $920 | 5.4% | — | $61,766 |
| 3BR | $160,442 | $1,140 | 5.1% | — | $53,481 |
Market Trends
Home Value History (with trend line)
📊 How Does 61741 Compare?
| Metric | 61741 | Forrest | Pontiac, IL | Illinois |
|---|---|---|---|---|
| Home Value | $170,645 | $159,214 | N/A | $279,761 |
| 5-Year CAGR | 9.7% | 9.7% | N/A | 6.6% |
| Avg Rent | $828 | $869 | N/A | - |
| Cap Rate | 3.8% | 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 61741 (Forrest, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,645 |
| Monthly Rent | $828 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 13.5% |
📈 Home Appreciation
| 1-Year | +12.7% ▲ |
| 3-Year CAGR | +10.1% ▲ |
| 5-Year CAGR | +9.7% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (3.8%). 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 61741
Population: 1,637
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 61741
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 investment strategy works best in Forrest, IL?
In Forrest, IL the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $171K prices and $828/mo rents suits that approach.
Is Forrest, IL a friendly market for rental owners?
Forrest, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much should I expect to pay for a home in Forrest, IL?
Typical homes in Forrest, IL go for around $171K. The 5-year CAGR of 0.0% stable price movement.
Is Forrest in IL worth investing in?
Investors tracking Forrest, IL will find a 3.0/5 rating supported by $171K median home values and $828/mo rents. That profile suits long-term holders targeting predictable returns.
Are renters plentiful in Forrest, IL?
Forrest, IL draws a even-keeled base of working renters. Demand at the $828/mo rent level is reasonable for standard single-family and small multi rentals.
You know 61741 now. You don’t know where it ranks.
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How 61741 ranks in Pontiac, IL
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