Real Estate Investing in Hillsboro, Illinois (62049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62049 (Hillsboro, 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.
- Elevated vacancy: 8.9% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hillsboro, IL (62049)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62049 Hillsboro
The 62049 ZIP covers a section of Hillsboro that demands careful diligence. Prices near $145K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 62049 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Hillsboro have seen price recovery that 62049 has not matched. Montgomery County data supports the view that the spread is structural rather than temporary.
From an investor standpoint, 8,078 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.
Strategically, 62049 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 Hillsboro:
Property Strategy for 62049
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $76,860 | $1,020 | 9.6% | +9.5% | $38,430 |
| 3BR | $140,030 | $1,220 | 6.3% | +8.4% | $46,677 |
| 4BR | $197,752 | $1,400 | 5.1% | +8.6% | $49,438 |
Market Trends
Home Value History (with trend line)
📊 How Does 62049 Compare?
| Metric | 62049 | Hillsboro | Illinois |
|---|---|---|---|
| Home Value | $144,628 | $144,628 | $279,761 |
| 5-Year CAGR | 6.9% | 6.9% | 6.6% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 5.0% | 5.0% | - |
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 62049 (Hillsboro, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,628 |
| Monthly Rent | $918 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 11.9% |
📈 Home Appreciation
| 1-Year | +15.6% ▲ |
| 3-Year CAGR | +9.9% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (5.0%). 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 62049
Population: 8,078
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 62049
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.
Frequently Asked Questions
How quickly do rentals get leased in Hillsboro, IL?
Hillsboro, IL carries elevated vacancy risk. Expect steady absorption at market rents of $918/mo.
What is the typical renter like in Hillsboro, IL?
Tenant quality in Hillsboro, IL ranks as solid. Landlords generally report reliable occupancy at market rents of $918/mo.
Is Hillsboro, IL a smart market for rental property?
The 3.0/5 investability rating in Hillsboro, IL reflects its $145K prices and $918/mo rents. Investors generally consider it a solid option within IL.
What strategy should investors use in Hillsboro, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Hillsboro, IL. With home values at $145K and rents near $918/mo, other strategies can work but produce stable rather than outsized returns.
How much is rent in Hillsboro, IL?
Hillsboro, IL rentals go for roughly $918/mo a month. That puts gross yield in solid territory relative to $145K acquisition costs.
You know 62049 now. You don’t know where it ranks.
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