Real Estate Investing in Saybrook, Illinois (61770)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61770 (Saybrook, 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: 9.9% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saybrook, IL (61770)?
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Market Analysis: 61770 Saybrook
ZIP 61770 inside McLean County looks affordable on the surface — median value of $171K — but the discount exists for reasons that a careful buyer should understand before committing.
On the rental side, the numbers look inviting — $171K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61770 is substantial and deserves full respect.
The gap between 61770 and stronger Saybrook ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 61770 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 61770 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Saybrook:
Market Trends
Home Value History (with trend line)
📊 How Does 61770 Compare?
| Metric | 61770 | Saybrook | Bloomington, IL | Illinois |
|---|---|---|---|---|
| Home Value | $171,389 | $171,389 | N/A | $279,761 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 6.6% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61770 (Saybrook, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $171,389 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | 11.7% |
📈 Home Appreciation
| 1-Year | +13.5% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 61770
Population: 1,081
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
What kind of market is Saybrook, IL for investors?
Our data puts Saybrook, IL at 3.0/5 for investability. Home prices of $171K and rents around $1,044/mo create a solid backdrop for investor activity.
Is housing expensive in Saybrook, IL?
Saybrook, IL median home values land near $171K. That is reasonable territory for investors looking at $1,044/mo-per-month rentals.
Do landlords face vacancy issues in Saybrook, IL?
Expect elevated vacancy in Saybrook, IL. Rents at $1,044/mo are absorbed by the tenant base without meaningful lag.
Is Saybrook, IL suited for a house hack?
For house hackers, Saybrook, IL is a challenging. The $1,044/mo rent on a unit helps defray the mortgage on a $171K property.
Are rents high in Saybrook, IL?
Saybrook, IL rentals go for roughly $1,044/mo a month. That puts gross yield in solid territory relative to $171K acquisition costs.
You know 61770 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61770 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.
How 61770 ranks in Bloomington, IL
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