Real Estate Investing in Paris, Illinois (61944)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 61944 (Paris, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Paris, IL (61944)?
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Market Analysis: 61944 Paris
The 61944 ZIP in Paris, IL is a local-operator market. Outside capital chasing a $116K entry has to pair deep knowledge with the discount.
Rent of $828/mo on a $116K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 61944 sits below the stated 0.0% once reality is priced in.
The gap between 61944 and stronger Paris ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 61944 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 61944 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Paris:
Market Trends
Home Value History (with trend line)
📊 How Does 61944 Compare?
| Metric | 61944 | Paris | Illinois |
|---|---|---|---|
| Home Value | $116,448 | $116,448 | $279,761 |
| 5-Year CAGR | 1.0% | 1.0% | 6.6% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 5.6% | 5.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 61944 (Paris, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $116,448 |
| Monthly Rent | $828 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.6% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (5.6%). 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 61944
Population: 11,426
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 61944
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
Frequently Asked Questions
Are homes affordable in Paris, IL?
In Paris, IL the median home value sits at $116K. Against the broader IL market, that reads as reasonable for most investors.
Is Paris, IL landlord-friendly?
Paris, IL operates under IL law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What approach is best for Paris, IL real estate?
Most investors in Paris, IL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Paris, IL a good market for FHA house hackers?
For house hackers, Paris, IL is a challenging. The $828/mo rent on a unit helps defray the mortgage on a $116K property.
Is Paris in IL worth investing in?
The 3.0/5 investability rating in Paris, IL reflects its $116K prices and $828/mo rents. Investors generally consider it a solid option within IL.
You know 61944 now. You don’t know where it ranks.
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