Real Estate Investing in Madison, Illinois (62060)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62060 (Madison, IL)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.9% of homes vacant — above national norms.
- Elevated poverty: 23.3% poverty rate — can affect rent collection.
- Higher unemployment: 9.8% unemployment — tenant risk signal.
- Lower household income: $32,330 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Madison, IL (62060)?
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Market Analysis: 62060 Madison
In Madison's 62060 ZIP, the arithmetic favors hands-on owners. Median home values stands at $53K, leaving spread for capex-heavy BRRRR or reposition strategies.
ZIP 62060 favors investors with a contractor on speed dial. From an investor standpoint, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $972/mo average.
Across IL, value-add opportunity tends to concentrate where housing stock is older and entry prices are below the state median. ZIP 62060 reflects both traits clearly.
The a credible choice for angle on demographics here is renter willingness to pay a premium for renovated product. The 48% rental share provides scale for the strategy.
Flippers with local expertise can do well in 62060. Out-of-state investors should partner with boots-on-the-ground operators or skip the ZIP entirely.
Here's what matters if you're considering buying a home in Madison:
Property Strategy for 62060
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $40,364 | $880 | 15.7% | +7.8% | $40,364 |
| 2BR | $48,332 | $1,080 | 16.1% | +8.7% | $24,166 |
| 3BR | $67,682 | $1,390 | 14.8% | +6.6% | $22,561 |
Market Trends
Home Value History (with trend line)
📊 How Does 62060 Compare?
| Metric | 62060 | Madison | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $52,863 | $52,863 | N/A | $279,761 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 6.6% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 14.3% | 14.3% | - | - |
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 62060 (Madison, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $52,863 |
| Monthly Rent | $972 |
| Price-to-Rent | 4.5:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 22.1% |
| Cap Rate | 14.3% |
| 5-Year IRR | 18.5% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (14.3%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62060
Population: 3,619
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 62060
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
East St Louis-Lincoln Middle Sch
Vivian Adams Early Child Ctr
Lovejoy Technology Academy
Lovejoy Elementary School
SIU Charter Sch of East St Louis
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
Frequently Asked Questions
How much rent can I charge in Madison, IL?
Average rent in Madison, IL is approximately $972/mo per month. Against $53K home values that yields a reasonable rent-to-price ratio.
Is it possible to hit the 1% rule in Madison, IL?
The 1% rule is solid territory for Madison, IL. Rent-to-price at the median is 1.84%, putting many properties within striking distance.
Is Madison, IL a good place for real estate investing?
The 5.0/5 investability rating in Madison, IL reflects its $53K prices and $972/mo rents. Investors generally consider it a solid option within IL.
Can investors BRRRR in Madison, IL?
Investors running BRRRR in Madison, IL see a strong outcomes. Deal flow and rehab execution matter more than the macro here.
Is Madison, IL better for rentals, flips, or BRRRR?
Investors who focus on value-add and BRRRR deals typically do well in Madison, IL. The numbers - $53K homes against $972/mo rents - support that play.
You know 62060 now. You don’t know where it ranks.
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How 62060 ranks in St. Louis, MO-IL
Every ZIP in this metro, ranked. Free.
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