Real Estate Investing in Highland, Illinois (62249)
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Should you buy in 62249 (Highland, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Highland, IL (62249)?
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Market Analysis: 62249 Highland
The 62249 ZIP in Highland, IL is a local-operator market. Outside capital chasing a $277K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $277K asset, 62249 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within IL, ZIP 62249 trails on several market indicators that neighboring Madison County submarkets outperform. The gap is real and significant enough to shape underwriting.
A solid renter share of 22% in 62249 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 62249 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Highland:
Property Strategy for 62249
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $324,358 | $800 | 1.8% | +6.0% | $324,358 |
| 2BR | $166,323 | $990 | 4.3% | +7.6% | $83,161 |
| 3BR | $245,310 | $1,270 | 3.7% | +7.6% | $81,770 |
| 4BR | $295,310 | $1,480 | 3.6% | +7.3% | $73,828 |
| 5BR | $390,630 | — | — | +6.8% | $78,126 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62249 Compare?
| Metric | 62249 | Highland | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $276,818 | $276,818 | N/A | $279,761 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.6% |
| Avg Rent | $1,200 | $1,200 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62249 (Highland, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $276,818 |
| Monthly Rent | $1,200 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (3.4%). 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.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62249
Population: 16,550
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 62249
Schools in This ZIP Code
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 is the median home value in Highland, IL?
Homes in Highland, IL typically sell near $277K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What kind of tenants rent in Highland, IL?
Working renters make up the core of the Highland, IL tenant base. The pool is reasonable for investors targeting long-term holds.
How do experienced investors play Highland, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Highland, IL. With home values at $277K and rents near $1,200/mo, other strategies can work but produce even-keeled rather than outsized returns.
Is Highland in IL worth investing in?
Highland, IL clocks in at an investability rating of 3.0/5, with median home values near $277K and average rents around $1,200/mo. That combination puts it in the substantial tier for investor interest.
What is the average monthly rent in Highland, IL?
Highland, IL rentals go for roughly $1,200/mo a month. That puts gross yield in solid territory relative to $277K acquisition costs.
You know 62249 now. You don’t know where it ranks.
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How 62249 ranks in St. Louis, MO-IL
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