Real Estate Investing in Humboldt, Illinois (61931)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61931 (Humboldt, IL)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Higher unemployment: 8.5% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Humboldt, IL (61931)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 61931 Humboldt
ZIP 61931 in Humboldt, IL carries a sturdy set of headwinds. Home values near $151K and rents of $972/mo sit inside a market where underwriting has to be tight.
The 61931 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 61931 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 61931 includes headwinds that any investor should price in. Income distribution skews lower than Humboldt averages, and tenant stability requires active management.
Strategically, 61931 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Humboldt:
Market Trends
Home Value History (with trend line)
📊 How Does 61931 Compare?
| Metric | 61931 | Humboldt | Charleston-Mattoon, IL | Illinois |
|---|---|---|---|---|
| Home Value | $150,866 | $150,866 | N/A | $279,761 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.6% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
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 61931 (Humboldt, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 61931 (Humboldt, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $150,866 |
| Monthly Rent | $972 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +17.5% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +3.4% ▲ |
🏠 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 (5.0%). 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 61931
Population: 1,328
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 61931
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 2,054 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Humboldt, IL for investors?
Investors tracking Humboldt, IL will find a 3.0/5 rating supported by $151K median home values and $972/mo rents. That profile suits long-term holders targeting reliable returns.
What are home prices like in Humboldt, IL?
Median home price in Humboldt, IL is near $151K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Do rentals sit vacant long in Humboldt, IL?
Rental vacancy in Humboldt, IL is elevated. Investors should budget normal turnover but not chronic empty units.
Is it easy to find good tenants in Humboldt, IL?
The renter base in Humboldt, IL is reasonable for the $972/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is the smart move for investors in Humboldt, IL?
In Humboldt, IL the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $151K prices and $972/mo rents suits that approach.
You know 61931 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 61931 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 61931 ranks in Charleston-Mattoon, IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 61931 (Humboldt)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 61931 (Humboldt, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.