Real Estate Investing in Forrest, Illinois (61769)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61769 (Forrest, IL)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.2% 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 Forrest, IL (61769)?
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Market Analysis: 61769 Forrest
Not every below-median market is a bargain. Forrest's 61769 ZIP registers signals that favor experienced operators who can absorb the risk $148K pricing implies.
The 61769 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 61769's metrics run below Livingston County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 61769 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 61769 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Forrest:
Market Trends
Home Value History (with trend line)
📊 How Does 61769 Compare?
| Metric | 61769 | Forrest | Pontiac, IL | Illinois |
|---|---|---|---|---|
| Home Value | $147,783 | $159,214 | N/A | $279,761 |
| 5-Year CAGR | N/A | 9.7% | N/A | 6.6% |
| Avg Rent | $909 | $869 | N/A | - |
| Cap Rate | 4.8% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61769 (Forrest, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,783 |
| Monthly Rent | $909 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 17.0% |
📈 Home Appreciation
| 1-Year | +18.4% ▲ |
| 3-Year CAGR | +12.2% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (4.8%). 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 61769
Population: 629
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 61769
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 price range are homes in Forrest, IL?
Median home price in Forrest, IL is near $148K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Are tenants stable in Forrest, IL?
Forrest, IL draws a even-keeled base of working renters. Demand at the $909/mo rent level is reasonable for standard single-family and small multi rentals.
Is Forrest, IL a good place for real estate investing?
Forrest, IL shows an investability rating of 2.0/5, with median home values near $148K and average rents around $909/mo. That combination puts it in the durable tier for investor interest.
Is IL a landlord-friendly state?
The landlord environment in Forrest, IL is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the typical vacancy rate in Forrest, IL?
Occupancy in Forrest, IL runs consistent with elevated vacancy. Well-priced units at $909/mo lease on reasonable timelines.
You know 61769 now. You don’t know where it ranks.
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How 61769 ranks in Pontiac, IL
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