Real Estate Investing in Millstadt, Illinois (62260)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62260 (Millstadt, 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 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Millstadt, IL (62260)?
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Market Analysis: 62260 Millstadt
ZIP 62260 inside Saint Clair County looks affordable on the surface — median value of $302K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 62260 is significant only for operators who understand what they are buying. A $302K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 62260 and stronger Millstadt ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 62260 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Millstadt:
Property Strategy for 62260
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $188,967 | $1,300 | 5.0% | +7.4% | $94,483 |
| 3BR | $300,373 | $1,670 | 4.0% | +7.5% | $100,124 |
| 4BR | $398,096 | $1,930 | 3.5% | +7.1% | $99,524 |
Market Trends
Home Value History (with trend line)
📊 How Does 62260 Compare?
| Metric | 62260 | Millstadt | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $302,353 | $302,353 | N/A | $279,761 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.6% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 62260 (Millstadt, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $302,353 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (3.0%). 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 62260
Population: 6,518
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 62260
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
Investor Insight: With 3,182 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is the tenant base reliable in Millstadt, IL?
Tenant demand in Millstadt, IL is solid. The local workforce $1,170/mo rents across most rental classes.
Is Millstadt, IL a good place for real estate investing?
Millstadt, IL comes in at an investability rating of 3.0/5, with median home values near $302K and average rents around $1,170/mo. That combination puts it in the resilient tier for investor interest.
What price range are homes in Millstadt, IL?
Median home price in Millstadt, IL is near $302K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How should investors approach Millstadt, IL?
In Millstadt, IL the robust play is typically careful cash-flow rentals with hands-on management. The combination of $302K prices and $1,170/mo rents suits that approach.
Are eviction rules reasonable in Millstadt, IL?
Millstadt, IL falls under IL landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 62260 now. You don’t know where it ranks.
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How 62260 ranks in St. Louis, MO-IL
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