Real Estate Investing in East Saint Louis, Illinois (62201)
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Should you buy in 62201 (East Saint Louis, IL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.2% of homes vacant — above national norms.
- Declining values: -5.1% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.3% in the last year.
- Elevated poverty: 50.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in East Saint Louis, IL (62201)?
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Market Analysis: 62201 East Saint Louis
In East Saint Louis's 62201 ZIP, the arithmetic favors hands-on owners. Median home values clocks in at $53K, leaving spread for capex-heavy BRRRR or reposition strategies.
Value-add is the defining thesis in 62201. Homes trade near $53K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
Statewide, IL value-add investors migrate toward ZIPs with 62201's profile — older stock, soft but real rent growth, and $53K pricing that keeps rehab math workable.
Household income in 62201 supports the rent-lift thesis. 5,017 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in East Saint Louis:
Market Trends
Home Value History (with trend line)
📊 How Does 62201 Compare?
| Metric | 62201 | East Saint Louis | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $52,670 | $41,551 | N/A | $279,761 |
| 5-Year CAGR | N/A | N/A | N/A | 6.6% |
| Avg Rent | $891 | $963 | N/A | - |
| Cap Rate | 13.2% | 18.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62201 (East Saint Louis, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $52,670 |
| Monthly Rent | $891 |
| Price-to-Rent | 4.9:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 20.3% |
| Cap Rate | 13.2% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | -5.4% ▼ |
| 5-Year CAGR | -5.1% ▼ |
| 10-Year CAGR | +0.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (13.2%) 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 62201
Population: 5,017
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 62201
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Annette Officer Elementary
Bernard Long Elem Sch
James Avant Elementary School
Wyvetter Younge Sch of Excellence
Madison Senior High School
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
What kind of market is East Saint Louis, IL for investors?
Yes - East Saint Louis, IL a 4.0/5 investability score. With $53K home prices against $891/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is East Saint Louis, IL a 1% rule market?
Yes, many East Saint Louis, IL properties clear the 1% rule. The rent-to-price ratio averages 1.69%, supported by $891/mo rents.
What do landlords charge for rent in East Saint Louis, IL?
East Saint Louis, IL rentals go for roughly $891/mo a month. That puts gross yield in solid territory relative to $53K acquisition costs.
Is East Saint Louis, IL better for rentals, flips, or BRRRR?
In East Saint Louis, IL the substantial play is typically value-add and BRRRR deals. The combination of $53K prices and $891/mo rents suits that approach.
Can owner-occupants cash flow in East Saint Louis, IL?
House hacking in East Saint Louis, IL is reasonable to execute. Prices around $53K and rents of $891/mo solid owner-occupant economics.
You know 62201 now. You don’t know where it ranks.
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How 62201 ranks in St. Louis, MO-IL
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