Real Estate Investing in Brussels, Illinois (62013)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62013 (Brussels, IL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 39.6% of homes vacant — above national norms.
• 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 Brussels, IL (62013)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62013 Brussels
ZIP 62013 in Brussels, IL carries a impressive set of headwinds. Home values near $188K and rents of $891/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 62013 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 62013's metrics run below Calhoun County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 62013 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 62013 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 Brussels:
Market Trends
Home Value History (with trend line)
📊 How Does 62013 Compare?
| Metric | 62013 | Brussels | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $187,591 | $187,591 | N/A | $279,761 |
| 5-Year CAGR | N/A | N/A | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 62013 (Brussels, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 62013 (Brussels, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $187,591 |
| Monthly Rent | $891 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +12.5% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.7%). 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 62013
Population: 425
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 62013
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 1,381 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is IL a landlord-friendly state?
Landlord-friendliness in Brussels, IL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the smart move for investors in Brussels, IL?
In Brussels, IL the significant play is typically careful cash-flow rentals with hands-on management. The combination of $188K prices and $891/mo rents suits that approach.
What is the typical rental rate in Brussels, IL?
Investors in Brussels, IL typically see rents near $891/mo per month against $188K home values - a solid setup for rental cash flow.
Does house hacking make sense in Brussels, IL?
House hacking in Brussels, IL is reasonable to execute. Prices around $188K and rents of $891/mo solid owner-occupant economics.
What is the median home value in Brussels, IL?
Expect median prices around $188K in Brussels, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 62013 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62013 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 62013 ranks in St. Louis, MO-IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 62013 (Brussels)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 62013 (Brussels, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.