Real Estate Investing in Bement, Illinois (61813)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61813 (Bement, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.9% 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 Bement, IL (61813)?
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Market Analysis: 61813 Bement
Not every below-median market is a bargain. Bement's 61813 ZIP records signals that favor experienced operators who can absorb the risk $173K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 61813 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 61813 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 61813 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 61813 is an operator game, not a passive one. Stepping back, entry prices of $173K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bement:
Market Trends
Home Value History (with trend line)
📊 How Does 61813 Compare?
| Metric | 61813 | Bement | Champaign-Urbana, IL | Illinois |
|---|---|---|---|---|
| Home Value | $173,376 | $173,376 | N/A | $279,761 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.6% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61813 (Bement, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $173,376 |
| Monthly Rent | $882 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (4.0%). 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 61813
Population: 1,813
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 61813
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 do landlords charge for rent in Bement, IL?
Expect rents around $882/mo per month in Bement, IL. With home values at $173K, the yield math works out to reasonable levels for rental investors.
Are landlord laws favorable in Bement, IL?
Bement, IL operates under IL law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What price range are homes in Bement, IL?
The median home value in Bement, IL is roughly $173K. That puts it reasonable relative to the IL statewide average.
Can I live-in-and-rent in Bement, IL?
The house hack math a challenging in Bement, IL. Owner-occupant buyers benefit from the $882/mo rents and $173K home values.
Is Bement, IL better for rentals, flips, or BRRRR?
For Bement, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 61813 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61813 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 61813 ranks in Champaign-Urbana, IL
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