Real Estate Investing in Ridge Farm, Illinois (61870)
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Should you buy in 61870 (Ridge Farm, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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 Ridge Farm, IL (61870)?
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Market Analysis: 61870 Ridge Farm
ZIP 61870 in Ridge Farm, IL carries a durable set of headwinds. Home values near $105K and rents of $828/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 61870 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 61870 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 61870 ZIP's population of 1,153 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Distressed ZIPs reward experience. healthy returns are possible in 61870, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Ridge Farm:
Market Trends
Home Value History (with trend line)
📊 How Does 61870 Compare?
| Metric | 61870 | Ridge Farm | Danville, IL | Illinois |
|---|---|---|---|---|
| Home Value | $104,711 | $104,711 | N/A | $279,761 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 6.6% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 6.2% | 6.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61870 (Ridge Farm, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $104,711 |
| Monthly Rent | $828 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +15.2% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (6.2%). 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 61870
Population: 1,153
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
Are homes affordable in Ridge Farm, IL?
In Ridge Farm, IL the median home value sits at $105K. Against the broader IL market, that reads as reasonable for most investors.
Is Ridge Farm, IL a smart market for rental property?
Investors tracking Ridge Farm, IL will find a 3.0/5 rating supported by $105K median home values and $828/mo rents. That profile suits long-term holders targeting measured returns.
What is the tenant pool like in Ridge Farm, IL?
Ridge Farm, IL offers a consistent renter base at the $828/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is it like being a landlord in Ridge Farm, IL?
Rental owners in Ridge Farm, IL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How much is rent in Ridge Farm, IL?
Investors in Ridge Farm, IL typically see rents near $828/mo per month against $105K home values - a solid setup for rental cash flow.
You know 61870 now. You don’t know where it ranks.
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How 61870 ranks in Danville, IL
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