Real Estate Investing in Pontiac, Illinois (61764)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61764 (Pontiac, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
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 Pontiac, IL (61764)?
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Market Analysis: 61764 Pontiac
ZIP 61764 inside Livingston County looks affordable on the surface — median value of $160K — but the discount exists for reasons that a careful buyer should understand before committing.
The 61764 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 Pontiac have seen price recovery that 61764 has not matched. Livingston County data supports the view that the spread is structural rather than temporary.
Resident income in 61764 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
looks 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 Pontiac:
Property Strategy for 61764
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $107,190 | $1,020 | 6.9% | +8.0% | $53,595 |
| 3BR | $158,595 | $1,270 | 5.8% | +7.8% | $52,865 |
| 4BR | $216,062 | $1,350 | 4.5% | +7.7% | $54,016 |
| 5BR | $235,945 | — | — | — | $47,189 |
Market Trends
Home Value History (with trend line)
📊 How Does 61764 Compare?
| Metric | 61764 | Pontiac | Pontiac, IL | Illinois |
|---|---|---|---|---|
| Home Value | $159,797 | $159,797 | N/A | $279,761 |
| 5-Year CAGR | 8.0% | 8.0% | N/A | 6.6% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
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 61764 (Pontiac, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $159,797 |
| Monthly Rent | $918 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +14.6% ▲ |
| 3-Year CAGR | +9.5% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.5%). 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 61764
Population: 13,718
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 61764
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
How should investors approach Pontiac, IL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Pontiac, IL. The numbers - $160K homes against $918/mo rents - support that play.
Is IL a landlord-friendly state?
For rental operators, Pontiac, IL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the renter demographic in Pontiac, IL?
The tenant pool in Pontiac, IL is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
Can owner-occupants cash flow in Pontiac, IL?
The a challenging house-hack environment in Pontiac, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Pontiac, IL a good market for buy-and-hold investors?
The 3.0/5 investability rating in Pontiac, IL reflects its $160K prices and $918/mo rents. Investors generally consider it a solid option within IL.
You know 61764 now. You don’t know where it ranks.
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How 61764 ranks in Pontiac, IL
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