Real Estate Investing in Mansfield, Illinois (61854)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61854 (Mansfield, IL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mansfield, IL (61854)?
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Market Analysis: 61854 Mansfield
This part of Piatt County is not an easy win. The 61854 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 61854 is robust only for operators who understand what they are buying. A $227K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 61854 offers a low basis, the region around Mansfield has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 61854 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Mansfield's stable or hybrid ZIPs before stepping into 61854. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mansfield:
Market Trends
Home Value History (with trend line)
📊 How Does 61854 Compare?
| Metric | 61854 | Mansfield | Champaign-Urbana, IL | Illinois |
|---|---|---|---|---|
| Home Value | $226,820 | $226,820 | N/A | $279,761 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.6% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 61854 (Mansfield, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $226,820 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (3.6%). 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 61854
Population: 1,356
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 61854
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 3,857 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are renters plentiful in Mansfield, IL?
Working renters make up the core of the Mansfield, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How strict are landlord regulations in Mansfield, IL?
Mansfield, IL operates under IL law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
How expensive is real estate in Mansfield, IL?
Median home price in Mansfield, IL is near $227K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Is Mansfield, IL suited for a house hack?
The a challenging house-hack environment in Mansfield, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How tight is the rental market in Mansfield, IL?
Vacancy risk in Mansfield, IL is elevated. That supports measured cash flow for typical rental holds.
You know 61854 now. You don’t know where it ranks.
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How 61854 ranks in Champaign-Urbana, IL
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