Real Estate Investing in Elsah, Illinois (62028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62028 (Elsah, IL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 48.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Elsah, IL (62028)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62028 Elsah
The 62028 ZIP covers a section of Elsah that demands careful diligence. Prices near $198K look accessible, but the work to make a deal cash flow is real.
Rent of $891/mo on a $198K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 62028 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 62028 among IL's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 62028 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. resilient returns are possible in 62028, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Elsah:
Market Trends
Home Value History (with trend line)
📊 How Does 62028 Compare?
| Metric | 62028 | Elsah | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $198,404 | $198,404 | N/A | $279,761 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 62028 (Elsah, IL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 62028 (Elsah, IL)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $198,404 |
| Monthly Rent | $891 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (3.5%). 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 62028
Population: 1,098
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 717 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What does house hacking look like in Elsah, IL?
For house hackers, Elsah, IL is a challenging. The $891/mo rent on a unit helps defray the mortgage on a $198K property.
Does Elsah, IL favor landlords or tenants?
Elsah, IL operates under IL law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
How does Elsah, IL stack up for property investment?
Elsah, IL registers an investability rating of 3.0/5, with median home values near $198K and average rents around $891/mo. That combination puts it in the robust tier for investor interest.
What is the average monthly rent in Elsah, IL?
Rent in Elsah, IL is around $891/mo. The resulting rent-to-value relationship with $198K pricing is reasonable for most investor models.
Is it easy to find good tenants in Elsah, IL?
The renter base in Elsah, IL is reasonable for the $891/mo price point. Screening well and pricing to market typically yields stable tenants.
You know 62028 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62028 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 62028 ranks in St. Louis, MO-IL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 62028 (Elsah)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 62028 (Elsah, IL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.