Real Estate Investing in Westville, Illinois (61883)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61883 (Westville, 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 Westville, IL (61883)?
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Market Analysis: 61883 Westville
Investors eyeing 61883 need to respect the fundamentals at play. Home values of $108K come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $108K purchase price, 0.0% nominal cap — the work to hit that pro forma in 61883 is substantial and deserves full respect.
The gap between 61883 and stronger Westville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 61883 ZIP's population of 4,424 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
New investors are better served looking at Westville's stable or hybrid ZIPs before stepping into 61883. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Westville:
Market Trends
Home Value History (with trend line)
📊 How Does 61883 Compare?
| Metric | 61883 | Westville | Danville, IL | Illinois |
|---|---|---|---|---|
| Home Value | $108,430 | $108,430 | N/A | $279,761 |
| 5-Year CAGR | 6.5% | 6.5% | 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 61883 (Westville, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,430 |
| Monthly Rent | $828 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 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 (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 61883
Population: 4,424
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 61883
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
How do home values compare in Westville, IL?
In Westville, IL the median home value sits at $108K. Against the broader IL market, that reads as reasonable for most investors.
Is Westville, IL a smart market for rental property?
With a 3.0/5 investability score, Westville, IL ranks as a solid market for rental property investors. Median prices of $108K and rents of $828/mo drive the underlying numbers.
How tight is the rental market in Westville, IL?
Vacancy risk in Westville, IL is elevated. That supports reliable cash flow for typical rental holds.
How viable is house hacking in Westville, IL?
House hacking in Westville, IL is a challenging. With home values around $108K and rents at $828/mo, owner-occupants can offset a meaningful share of PITI.
How qualified is the tenant pool in Westville, IL?
The tenant pool in Westville, IL is solid, supported by local employment and population fundamentals. Rents of $828/mo are well-absorbed by the market.
You know 61883 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61883 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 61883 ranks in Danville, IL
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