Real Estate Investing in East Saint Louis, Illinois (62204)
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Should you buy in 62204 (East Saint Louis, 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: 33.8% of homes vacant — above national norms.
- Declining values: -4.9% 5-year CAGR — values have moved lower.
- Elevated poverty: 27.1% poverty rate — can affect rent collection.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
• 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 (62204)?
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Market Analysis: 62204 East Saint Louis
ZIP 62204 offers what many appreciation markets cannot: an affordable basis at $36K and rent support of $891/mo for rehab-driven equity creation in Saint Clair County.
Cap rate math of 0.0% understates the return here. Post-rehab, stabilized yields climb, and the 62204 ZIP's older housing stock gives operators the opportunity set to execute.
Statewide, IL value-add investors migrate toward ZIPs with 62204's profile — older stock, soft but real rent growth, and $36K pricing that keeps rehab math workable.
Household income in 62204 supports the rent-lift thesis. 4,824 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
ZIP 62204 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
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 62204 Compare?
| Metric | 62204 | East Saint Louis | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $36,071 | $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 | 19.3% | 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 62204 (East Saint Louis, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $36,071 |
| Monthly Rent | $891 |
| Price-to-Rent | 3.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 29.6% |
| Cap Rate | 19.3% |
| 5-Year IRR | 14.3% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | -4.9% ▼ |
| 10-Year CAGR | -0.1% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (19.3%) 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 62204
Population: 4,824
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 62204
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Annette Officer Elementary
East St Louis-Lincoln Middle Sch
Katie Harper-Wright Elem
Mason/Clark Middle Sch
Vivian Adams Early Child Ctr
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 well does BRRRR work in East Saint Louis, IL?
East Saint Louis, IL BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
What real estate strategy is ideal for East Saint Louis, IL?
Investors who focus on value-add and BRRRR deals typically do well in East Saint Louis, IL. The numbers - $36K homes against $891/mo rents - support that play.
What is the median home value in East Saint Louis, IL?
East Saint Louis, IL median home values land near $36K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
How viable is house hacking in East Saint Louis, IL?
East Saint Louis, IL offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $891/mo rent level.
Is East Saint Louis, IL a 1% rule market?
With rents of $891/mo on $36K homes, East Saint Louis, IL close to the 1% rule for most properties. The actual rent-to-price ratio is 2.47%.
You know 62204 now. You don’t know where it ranks.
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How 62204 ranks in St. Louis, MO-IL
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