Real Estate Investing in Godfrey, Illinois (62035)
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Should you buy in 62035 (Godfrey, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Godfrey, IL (62035)?
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Market Analysis: 62035 Godfrey
This part of Madison County is not an easy win. The 62035 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $221K asset, 62035 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Godfrey have seen price recovery that 62035 has not matched. Madison County data supports the view that the spread is structural rather than temporary.
Who lives in 62035 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. substantial returns are possible in 62035, 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 Godfrey:
Property Strategy for 62035
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $189,801 | $1,050 | 4.0% | — | $189,801 |
| 2BR | $163,925 | $1,280 | 5.6% | +7.6% | $81,962 |
| 3BR | $192,837 | $1,650 | 6.2% | +6.7% | $64,279 |
| 4BR | $229,383 | $1,900 | 6.0% | +7.2% | $57,346 |
| 5BR | $290,239 | — | — | +6.7% | $58,048 |
Market Trends
Home Value History (with trend line)
📊 How Does 62035 Compare?
| Metric | 62035 | Godfrey | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $221,426 | $221,426 | N/A | $279,761 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.6% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 62035 (Godfrey, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,426 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (4.1%). 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 62035
Population: 15,915
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 62035
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 717 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Godfrey, IL?
Godfrey, IL home values average about $221K. That price point suits investors targeting rentals with $1,152/mo in monthly income.
How landlord-friendly is Godfrey, IL?
Godfrey, IL operates under IL law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Are rents high in Godfrey, IL?
Expect rents around $1,152/mo per month in Godfrey, IL. With home values at $221K, the yield math works out to reasonable levels for rental investors.
Is Godfrey, IL a smart market for rental property?
Godfrey, IL rates 3.0/5 for investability. With median values at $221K and rents near $1,152/mo, the market offers reasonable fundamentals for rental investors.
How deep is the rental pool in Godfrey, IL?
Tenant demand in Godfrey, IL is solid. The local workforce $1,152/mo rents across most rental classes.
You know 62035 now. You don’t know where it ranks.
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How 62035 ranks in St. Louis, MO-IL
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