Real Estate Investing in East Saint Louis, Illinois (62205)
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Should you buy in 62205 (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: 38.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
- Elevated poverty: 24.3% poverty rate — can affect rent collection.
- Higher unemployment: 9.1% unemployment — tenant risk signal.
ⓘ Read the numbers with care
- Unusually high yield — the rent-to-price ratio here is beyond what typically survives underwriting. Verify against individual properties before relying on the cash-flow math.
• 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 (62205)?
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Market Analysis: 62205 East Saint Louis
In East Saint Louis's 62205 ZIP, the arithmetic favors hands-on owners. Median home values posts $36K, leaving spread for capex-heavy BRRRR or reposition strategies.
ZIP 62205 favors investors with a contractor on speed dial. Meanwhile, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $1,053/mo average.
The an appealing option for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 62205 has not.
Put differently, incomes in 62205 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
The strategy in 62205 is forced equity, not market equity. On the rental side, entry prices are accommodating at $36K, the returns sit in the renovation budget, not the holding period.
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 62205 Compare?
| Metric | 62205 | East Saint Louis | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $36,493 | $41,551 | N/A | $279,761 |
| 5-Year CAGR | 0.3% | N/A | N/A | 6.6% |
| Avg Rent | $1,053 | $963 | N/A | - |
| Cap Rate | 22.5% | 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 62205 (East Saint Louis, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $36,493 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 2.9:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 34.6% |
| Cap Rate | 22.5% |
| 5-Year IRR | 22.8% |
📈 Home Appreciation
| 1-Year | +13.1% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +1.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (22.5%) 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 62205
Population: 5,760
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 62205
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
James Avant Elementary School
Katie Harper-Wright Elem
Mason/Clark Middle Sch
Wyvetter Younge Sch of Excellence
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 does a house cost in East Saint Louis, IL?
The median home value in East Saint Louis, IL is roughly $36K. That puts it reasonable relative to the IL statewide average.
Can I live-in-and-rent in East Saint Louis, IL?
East Saint Louis, IL is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $36K price point reasonable to enter.
How well does BRRRR work in East Saint Louis, IL?
East Saint Louis, IL is a strong for BRRRR. Acquiring below market, rehabbing, and leasing at $1,053/mo produces solid refinance appraisals against $36K values.
What is the typical rental rate in East Saint Louis, IL?
Expect rents around $1,053/mo per month in East Saint Louis, IL. With home values at $36K, the yield math works out to reasonable levels for rental investors.
What strategy should investors use in East Saint Louis, IL?
In East Saint Louis, IL the healthy play is typically value-add and BRRRR deals. The combination of $36K prices and $1,053/mo rents suits that approach.
You know 62205 now. You don’t know where it ranks.
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How 62205 ranks in St. Louis, MO-IL
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