Real Estate Investing in Sidell, Illinois (61850)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61850 (Sidell, 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.
- High vacancy: 29.6% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
- Higher unemployment: 10.9% unemployment — tenant risk signal.
• 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 Sidell, IL (61850)?
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Market Analysis: 61850 Sidell
Not every below-median market is a bargain. Sidell's 61850 ZIP comes in at signals that favor experienced operators who can absorb the risk $127K pricing implies.
Put differently, the numbers look inviting — $127K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61850 is substantial and deserves full respect.
Nearby ZIPs in Sidell have seen price recovery that 61850 has not matched. Vermilion County data supports the view that the spread is structural rather than temporary.
A sturdy renter share of 3% in 61850 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 61850 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 Sidell:
Market Trends
Home Value History (with trend line)
📊 How Does 61850 Compare?
| Metric | 61850 | Sidell | Danville, IL | Illinois |
|---|---|---|---|---|
| Home Value | $127,190 | $122,500 | N/A | $279,761 |
| 5-Year CAGR | N/A | 2.6% | N/A | 6.6% |
| Avg Rent | $873 | $891 | N/A | - |
| Cap Rate | 5.4% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61850 (Sidell, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $127,190 |
| Monthly Rent | $873 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | -6.1% ▼ |
| 5-Year CAGR | -0.7% ▼ |
| 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 (5.4%). 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 61850
Population: 475
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
Where do home prices stand in Sidell, IL?
Sidell, IL median home values land near $127K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
How strong is the working-renter base in Sidell, IL?
Tenant demand in Sidell, IL is solid. The local workforce $873/mo rents across most rental classes.
Is real estate in Sidell, IL a good investment right now?
Sidell, IL rates 3.0/5 for investability. With median values at $127K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
Is house hacking profitable in Sidell, IL?
House hacking works a challenging in Sidell, IL. Rents of $873/mo against $127K acquisition make the strategy solid for owner-occupants.
What is it like being a landlord in Sidell, IL?
IL ranks as a landlord-friendly state for landlord-tenant law. Sidell generally follows the statewide framework, so landlords face reasonable operating rules.
You know 61850 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61850 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 61850 ranks in Danville, IL
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