Real Estate Investing in Philo, Illinois (61864)
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Should you buy in 61864 (Philo, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Philo, IL (61864)?
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Market Analysis: 61864 Philo
The 61864 ZIP in Philo, IL is a local-operator market. Outside capital chasing a $265K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 61864 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Philo have seen price recovery that 61864 has not matched. Champaign County data supports the view that the spread is structural rather than temporary.
Put differently, 1,714 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 61864 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 Philo:
Market Trends
Home Value History (with trend line)
📊 How Does 61864 Compare?
| Metric | 61864 | Philo | Champaign-Urbana, IL | Illinois |
|---|---|---|---|---|
| Home Value | $265,229 | $265,229 | N/A | $279,761 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.6% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61864 (Philo, IL). Anonymous, moderated, never written by AI.
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Property managers serving Champaign County
Manage rentals here? List your business →Community Property Management offers quality and affordable apartments in Champaign-Urbana, including renovated units and various communities like 217 Neil and Hessel on the Park. summary from their website
Zindars Property Management offers property management services in Champaign & Urbana. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $265,229 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (3.1%). 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 61864
Population: 1,714
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 61864
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 homes affordable in Philo, IL?
Philo, IL home values average about $265K. That price point suits investors targeting rentals with $1,062/mo in monthly income.
How landlord-friendly is Philo, IL?
Landlord-friendliness in Philo, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How deep is the rental pool in Philo, IL?
The tenant pool in Philo, IL is solid, supported by local employment and population fundamentals. Rents of $1,062/mo are well-absorbed by the market.
Is real estate in Philo, IL a good investment right now?
Philo, IL rates 3.0/5 for investability. With median values at $265K and rents near $1,062/mo, the market offers reasonable fundamentals for rental investors.
Can I live-in-and-rent in Philo, IL?
House hacking in Philo, IL is a challenging. With home values around $265K and rents at $1,062/mo, owner-occupants can offset a meaningful share of PITI.
You know 61864 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61864 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 61864 ranks in Champaign-Urbana, IL
Every ZIP in this metro, ranked. Free.
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