Real Estate Investing in Hamel, Illinois (62046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62046 (Hamel, 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.
• 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 Hamel, IL (62046)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62046 Hamel
Not every below-median market is a bargain. Hamel's 62046 ZIP comes in at signals that favor experienced operators who can absorb the risk $285K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 62046 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader IL picture, 62046 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Meanwhile, 974 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 62046 is an operator game, not a passive one. Meanwhile, entry prices of $285K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hamel:
Property Strategy for 62046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $275,559 | $1,400 | 3.7% | +8.1% | $91,853 |
| 4BR | $297,185 | $1,620 | 3.9% | +7.2% | $74,296 |
Market Trends
Home Value History (with trend line)
📊 How Does 62046 Compare?
| Metric | 62046 | Hamel | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $285,158 | $285,158 | N/A | $279,761 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.6% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 62046 (Hamel, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $285,158 |
| Monthly Rent | $981 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (2.7%). 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 62046
Population: 974
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 62046
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 2,192 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Hamel, IL?
Rents in Hamel, IL run near $981/mo. Compared with median home prices of $285K that produces solid gross yields for typical rentals.
What real estate strategy is ideal for Hamel, IL?
For Hamel, IL, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical home price in Hamel, IL?
In Hamel, IL the median home value sits at $285K. Against the broader IL market, that reads as reasonable for most investors.
Is Hamel, IL good for landlords?
Hamel, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does house hacking work in Hamel, IL?
House hacking in Hamel, IL is reasonable to execute. Prices around $285K and rents of $981/mo solid owner-occupant economics.
You know 62046 now. You don’t know where it ranks.
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