Real Estate Investing in Georgetown, Illinois (61846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61846 (Georgetown, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- Elevated vacancy: 10.4% 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 Georgetown, IL (61846)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61846 Georgetown
Investors eyeing 61846 need to respect the fundamentals at play. Home values of $108K come alongside slower price movement and elevated management overhead.
Rent of $828/mo on a $108K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 61846 sits below the stated 0.0% once reality is priced in.
ZIP 61846's metrics run below Vermilion 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 61846 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Georgetown's stable or hybrid ZIPs before stepping into 61846. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Georgetown:
Market Trends
Home Value History (with trend line)
📊 How Does 61846 Compare?
| Metric | 61846 | Georgetown | Danville, IL | Illinois |
|---|---|---|---|---|
| Home Value | $107,613 | $107,613 | N/A | $279,761 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 6.6% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 6.0% | 6.0% | - | - |
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 61846 (Georgetown, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 61846 (Georgetown, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $107,613 |
| Monthly Rent | $828 |
| Price-to-Rent | 10.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 13.4% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 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 (6.0%). 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 61846
Population: 4,484
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 61846
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 844 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Georgetown, IL a good place for real estate investing?
Georgetown, IL reflects an investability rating of 4.0/5, with median home values near $108K and average rents around $828/mo. That combination puts it in the healthy tier for investor interest.
What do rentals go for in Georgetown, IL?
Rental rates in Georgetown, IL average $828/mo. Tenant demand and $108K home values make the yield look reasonable by investor standards.
What is the best play in Georgetown, IL?
For Georgetown, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does a duplex house hack pencil in Georgetown, IL?
The a challenging house-hack environment in Georgetown, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is vacancy a concern in Georgetown, IL?
Expect elevated vacancy in Georgetown, IL. Rents at $828/mo are absorbed by the tenant base without meaningful lag.
You know 61846 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61846 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 61846 ranks in Danville, IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 61846 (Georgetown)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 61846 (Georgetown, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.