Real Estate Investing in Kampsville, Illinois (62053)
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Should you buy in 62053 (Kampsville, IL)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 76.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
• 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 Kampsville, IL (62053)?
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Market Analysis: 62053 Kampsville
Not every below-median market is a bargain. Kampsville's 62053 ZIP registers signals that favor experienced operators who can absorb the risk $165K pricing implies.
Meanwhile, the numbers look inviting — $165K purchase price, 0.0% nominal cap — the work to hit that pro forma in 62053 is substantial and deserves full respect.
Regionally, 62053 sits on the difficult end of the IL spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
A notable renter share of 24% in 62053 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 62053 is an operator game, not a passive one. Put differently, entry prices of $165K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Kampsville:
Market Trends
Home Value History (with trend line)
📊 How Does 62053 Compare?
| Metric | 62053 | Kampsville | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $165,425 | $165,425 | N/A | $279,761 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
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📊 Market Snapshot
| Home Value | $165,425 |
| Monthly Rent | $891 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +12.9% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 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 (4.2%). 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.
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Demographics in 62053
Population: 356
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
Frequently Asked Questions
What type of investing works in Kampsville, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Kampsville, IL. With home values at $165K and rents near $891/mo, other strategies can work but produce steady rather than outsized returns.
Is vacancy a concern in Kampsville, IL?
Rental vacancy in Kampsville, IL is elevated. Investors should budget normal turnover but not chronic empty units.
What are home prices like in Kampsville, IL?
The median home value in Kampsville, IL is roughly $165K. That puts it reasonable relative to the IL statewide average.
How do landlord-tenant laws work in Kampsville, IL?
IL ranks as a landlord-friendly state for landlord-tenant law. Kampsville generally follows the statewide framework, so landlords face reasonable operating rules.
What is the average monthly rent in Kampsville, IL?
Expect rents around $891/mo per month in Kampsville, IL. With home values at $165K, the yield math works out to reasonable levels for rental investors.
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