Real Estate Investing in Gays, Illinois (61928)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61928 (Gays, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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.
• 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 Gays, IL (61928)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61928 Gays
The 61928 ZIP in Gays, IL is a local-operator market. Outside capital chasing a $200K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $200K asset, 61928 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 61928 sits on the difficult end of the IL spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 782 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 61928 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 Gays:
Market Trends
Home Value History (with trend line)
📊 How Does 61928 Compare?
| Metric | 61928 | Gays | Illinois |
|---|---|---|---|
| Home Value | $199,594 | $199,594 | $279,761 |
| 5-Year CAGR | 3.7% | 3.7% | 6.6% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 61928 (Gays, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 61928 (Gays, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $199,594 |
| Monthly Rent | $846 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.3%). 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 61928
Population: 782
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,808 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Gays, IL for real estate investors?
Gays, IL scores 3.0/5 for investability. Home values sit at $200K and rents near $846/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does a duplex house hack pencil in Gays, IL?
The a challenging house-hack environment in Gays, IL reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Where do rents currently stand in Gays, IL?
The typical rental in Gays, IL commands about $846/mo monthly. That rent profile reliable cash flow against the $200K purchase basis.
Is housing expensive in Gays, IL?
Gays, IL home values average about $200K. That price point suits investors targeting rentals with $846/mo in monthly income.
How high is vacancy risk in Gays, IL?
Gays, IL carries elevated vacancy risk. Expect predictable absorption at market rents of $846/mo.
You know 61928 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61928 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.
AI Market Advisor
Ask questions about investing in 61928 (Gays)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 61928 (Gays, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.