Real Estate Investing in Smithton, Illinois (62285)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 62285 (Smithton, 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.
- High price-to-rent: Price-to-rent ratio 29.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Smithton, IL (62285)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 62285 Smithton
Investors eyeing 62285 need to respect the fundamentals at play. Home values of $316K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 62285 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader IL picture, 62285 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 62285 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 62285 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Smithton:
Property Strategy for 62285
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $307,205 | $1,270 | 3.0% | +7.8% | $102,402 |
| 4BR | $410,166 | $1,480 | 2.6% | +6.6% | $102,541 |
Market Trends
Home Value History (with trend line)
📊 How Does 62285 Compare?
| Metric | 62285 | Smithton | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $315,586 | $315,586 | N/A | $279,761 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.6% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 62285 (Smithton, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $315,586 |
| Monthly Rent | $891 |
| Price-to-Rent | 29.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (2.2%). 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 62285
Population: 4,187
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 62285
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 3,210 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Smithton, IL?
Smithton, IL median home values land near $316K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
What do rentals go for in Smithton, IL?
Rental rates in Smithton, IL average $891/mo. Tenant demand and $316K home values make the yield look reasonable by investor standards.
What is the typical renter like in Smithton, IL?
Tenant quality in Smithton, IL ranks as solid. Landlords generally report consistent occupancy at market rents of $891/mo.
Which investment style suits Smithton, IL?
Investors usually favor careful cash-flow rentals with hands-on management in Smithton, IL. With home values at $316K and rents near $891/mo, other strategies can work but produce stable rather than outsized returns.
Is Smithton, IL landlord-friendly?
IL law landlord-friendly for landlords, and Smithton inherits those rules. Investors should still review local ordinances for rental licensing.
You know 62285 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 62285 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 62285 ranks in St. Louis, MO-IL
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